Lorong Marzuki, Kembangan, East Region, Singapore
$9,680,000
**Rare Back-to-Back Detached-Like Architecture!** **Lift, Pool & luxurious appliances/fittings from V-Zug, Villeroy & Boch, Gessi, & Scavolini!** **Minutes’ walk to Kembangan & Eunos MRT stations!** **3D virtual tour available! Just WhatsApp me for the link!** * 3.5 Storey Huge Semi-Detached * Freehold * Rebuilt in 2024 / Occupied in May 2025 (less than 1 year) * Land size: 3,373sf * Build-up area: 6,937sf * 5 ensuite bedrooms (including 3 large master suites) - can be converted to 7 bedrooms * 1 helper’s room * 7 bathrooms * Regular plot with 12.3m wide frontage * Face Northeast (front), North (side) and South (side): no afternoon sun * Italian Travertine stone feature wall front facade * Spacious porch with 3 parking lots * Lap pool, waterfall feature wall, jacuzzi, and outdoor dining * Double volume height ceiling in light-filled living hall * Private lift to all 4 levels, and comfortable ramp to level 1 * $500K renovation & fitted carpentry - 100% move-in condition (better than ‘bare’ developer units) * Luxurious Scavolini kitchen cabinets and wardrobes * High-end appliances from V-Zug - oven, steam oven, integrated fridge, wine cooler, induction hub, hood * High-end sanitary fittings from Villeroy & Boch and Gessi * Additional family areas, balconies and terrace on L2 and L4 * Future-proof technology - Solar power panels, smart home system and EV charge Accessible ‘District 14.5’ location - heart of Dist 14 and Dist 15 convenience * Minutes’ stroll to Kembangan MRT (440m) and Eunos MRT (670m) * Near eateries and shops at Frankel estate, Changi Road, Telok Kurau estate and Eunos Crescent market * Within 1km to St Stephen’s School, and 2km to 8 Pri Schools (e.g. Tao Nan, Maha Bodhi, Ngee Ann Pri) Contact Sole Agent Willi Ching for 3D tour, floorplans and/or to viewing arrangements. Another Exclusive Listing of: Huttons Landed Division (HLD) We LAND Results for YOU! Huttons Real Estate Group ____________________________________
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
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$4.71M
S$679 psf
Asking Price
S$9.68M
S$2,870 psf
vs Market
+105.7%
vs Last Done
+310.6%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Kembangan
585m 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 |
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 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,150,000 | ▲S$732 +7.8% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.2% 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 +9.3% vs FV | 99yr from 1987 |
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 |
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 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
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.8% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.2% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+9.3% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, standing at an estimated value of $4,706,906 or $679 PSF, indicates a significant market positioning, reflecting a notable premium of 105.7% above the baseline. This elevated valuation can be attributed to the property's remaining lease of 82 years, which enhances its appeal among prospective buyers looking for long-term investment potential. The Geylang district, known for its strategic location and vibrant community, continues to attract discerning homeowners and investors alike, contributing to a robust demand for HDB properties in the area.
Our analysis, grounded in a review of 36 recent HDB resale transactions within the vicinity, corroborates a high model confidence rating. The data underscores the resilience of the Geylang market, which has demonstrated a consistent upward trend in resale prices amidst broader economic fluctuations. This dynamism not only signifies a thriving local property market but also reflects the enduring desirability of HDB Executive flats as a secure investment choice for buyers seeking both lifestyle and value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.