Jalan Senang, Kembangan, East Region, Singapore
$10,500,000
TOP Soon! BRAND NEW! Landed Corner Terrace. Land Size: 3693 sqft Approx. Floor Size: 7736 sqft Approx. Bedrooms: 5 ensuites + Study Storeys: 3.5 Storeys Total of 6 Levels of Living with 2 Basements levels, with lift serving to all levels Obtained TOP estimates in JUNE 2026 SPACE A modern luxury home shaped with quiet lines and warm, natural textures, where indoor and outdoor living flow like a gentle resort breeze. Light and greenery soften every edge while dark accents ground the space in calm, effortless elegance. LIVING ROOM Light rises and softens in a double-volume space where serenity finds its height. KITCHEN A kitchen of quiet refinement, where premium finishes and top-tier appliances mee schools st stephen's school opera estate primary school tao nan 280m school victoria junior college dunman high school 750m connectivity kembangan mrt station 450m Private enquiries & exclusive viewings~ Please call Kereen Teo | 9027 XXXX. Kereen Teo Mobile 9027 XXXX CEA Reg. No.: R047735H Steve Tay Real Estate  Disclaimer: The particulars set out are a general outline only for the intending purchasers or tenant, and do not constitute an offer or a contract. All description, dimensions, references to conditions are given in good faith and are believed to be correct, but any intending purchasers or tenants should not rely on them as statements or representations of fact, but should satisfy themselves by inspection or otherwise take necessary steps to verify or to ascertain their correctness.
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Total Transactions
21
Average Price
S4.2M
Total Value
S87.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$5.39M
S$679 psf
Asking Price
S$10.50M
S$2,843 psf
vs Market
+94.9%
vs Last Done
+306.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Kembangan
764m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$679
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.6% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -6.3% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.2% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -9.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.3% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.3% 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 +3.1% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.1% 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 +6.3% vs FV | 99yr from 1987 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.6% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-6.3% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.2% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-9.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.3% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.1% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.1% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 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 $5,387,463, translating to $679 PSF. This assessment is grounded in a robust analysis of 36 recent HDB resale transactions within the vicinity, reflecting a strong market presence and demand for such properties. The valuation reveals a premium positioning, with a market signal indicating a value that is 94.9% above the baseline, highlighting the competitive landscape and desirability of Geylang as a residential locale.
Such a significant deviation from the baseline is indicative of both the intrinsic value of the property and the dynamic market conditions that have been observed in this area. The high model confidence further supports the credibility of this valuation, suggesting a consistent trend in buyer sentiment and investor interest in Geylang's HDB offerings. As the demand for spacious living continues to grow amidst the urbanization of Singapore, properties like this Executive HDB are likely to maintain their appeal, ensuring a sound investment for prospective homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.