Jalan Chengkek, Macpherson, Central Region, Singapore
$6,600,000
Motivated seller — connect with me for a detailed discussion & private viewing. Approx. 6.4m frontage × 37m depth Comfortably parks 2 cars + little gardening space 7 bedroom + 1 study room + 1 helper room + Household shelter + storage room. Aluminium timber-finish ceiling — stylish & durable Sliding gate installed with safety sensor security system installed Well-maintained RC roof (no leaks) Composite roof panels help keep attic cool Lightning protection system installed - Freehold landed in District 13 (city fringe) - Rebuilt to maximise allowable Gross Floor Area - Natural ventilation in every room & bathroom — rare find - Bright air well & strong cross ventilation throughout - Rear alley access for quicker MRT access Excellent Connectivity • Mattar MRT within 400m • MacPherson MRT (DTL & Circle Line) within 750m • Tai Seng MRT within 800m • Short drive to city • Within 1km to Canossa Catholic Primary School • Numerous childcare & preschools nearby • Supermarkets & grocers within 1km (FairPrice, Sheng Siong, Prime & more) • 3 nearby hawker centres Spacious Multi-Generational Layout Level 1 • Large living & dining area for 8–10 pax • Granny room with attached bath • Helper’s room & household shelter • Storage under the stairs • Dry & wet kitchen layout • Yard & laundry area • 1 Common bath Level 2 • 1 Bedroom with open-sky decking • 1 Bedroom with balcony • 1 Study room • 1 Junior master with attached bath • 1 Common bathroom Attic Level • Master suite with terrace & attached bath • Two additional rooms for study / entertainment • 1 Common bathroom A Rare Opportunity in the RCR Freehold landed homes this close to MRT, schools, and amenities are increasingly hard to find. Contact Darren 9383.9588 today for a private viewing. * Please note that the photos are taken on site but digitally staged furniture for better visualization & for illustration purposes only.
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Total Transactions
7
Average Price
S3.6M
Total Value
S25.5M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.63M
S$698 psf
Asking Price
S$6.60M
S$2,504 psf
vs Market
+81.7%
vs Last Done
+282.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Mattar
317m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$634
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$698
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -6.3% vs FV | 99yr from 1985 |
Apr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -6.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +0.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -22.5% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -8.9% vs FV | 99yr from 1987 |
Oct 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$1,100,000 | ▲S$700 +0.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -14.5% vs FV | 99yr from 1986 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +3.4% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,150,000 | ▲S$732 +4.9% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -8.7% vs FV | 99yr from 1987 |
Jun 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,550sqft | S$1,150,000 | ▲S$742 +6.3% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-6.3% vs FV
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-6.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+0.1% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-22.5% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-8.9% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+0.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-14.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+3.4% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+4.9% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-8.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+6.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Geylang, with a remaining lease of 75 years, stands at an estimated value of $3,632,087, translating to a price per square foot (PSF) of $698. This valuation is indicative of a robust demand within the Geylang area, reflecting an 81.7% premium over the baseline market value. Such a significant deviation from the norm can be attributed to several underlying factors, including the strategic location, enhanced amenities, and the overall desirability of Geylang as a residential enclave.
Furthermore, the model confidence of this valuation is categorized as high, supported by a comprehensive analysis of 36 recent HDB resale transactions in the vicinity. The elevated market signal suggests a strong buyer sentiment, which can be influenced by the area's vibrant cultural landscape, proximity to major transportation links, and the increasing appeal of HDB Executive flats as a viable alternative to private housing. As the property market in Singapore continues to evolve, this HDB Executive in Geylang exemplifies the shifting dynamics, where quality and location converge to create significant value appreciation potential for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.