Jalan Senyum, Kembangan, East Region, Singapore
$10,800,000
FOR SALE: RARE FREEHOLD DETACHED HOUSE in KEMBANGAN ESTATE Experience the ultimate blend of luxury and tranquility at this stunning Freehold Detached House in the heart of the Kembangan landed precinct. Extensive major A&A done in 2018, this home is in immaculate move-in condition—perfect for the discerning family looking for a private sanctuary. Property Highlights • Massive Land: 5,819 sqft • Built-up: Approx 3,466 sqft • Spacious Layout: 2 Storeys, 4 Large Bedrooms + 6 Bathrooms • Entertainer’s Dream: Private luxurious swimming pool, Aqua Dining, Outdoor Pavilion, and a BBQ area for weekend gatherings. • Ample Parking: Car porch fits up to 3 cars. • Convenience: No extension required—immediate move-in possible! Strategic Location & Connectivity Train Stations (MRT): • Kembangan MRT (EW6): ~400m (Approx. 5 mins walk) • Bedok North MRT (DT29): ~1.4 km • Bedok MRT (EW5): ~1.5 km Top-Tier Schooling (Within 1km): • St. Stephen's School: ~350m (Walking distance!) • Opera Estate Primary School: ~860m Neighborhood Amenities & Lifestyle Nearest Markets & Food Centres: • Bedok 85 (Fengshan) Market • Geylang Serai Market & Food Centre • Bedok Interchange Hawker Centre: Integrated with Bedok Mall. Shopping & Groceries: • Kembangan Plaza: Immediate convenience. • NTUC FairPrice (Lengkong Tiga): ~660m. • Siglap Shopping Centre & Bedok Mall: For retail therapy and dining. Nearby Neighborhoods: • The exclusive Frankel/Siglap Estate. For more information or to arrange an exclusive viewing, please contact: Bonnie Tan | 929.747.68 Your Trusted Real Estate Partner Kembangan Estate The Trumps Astoria Park Starville The Champagne Vacanza @ East Parc Esta Frankel Estate / Siglap Yong Seng Estate Jalan Sayang & Jalan Senyum Opera Estate Jalan Senyum Jalan Lapang Jalan Krian Jalan Selamat Jalan Sayang Jalan Senang Jalan Terang Jalan Daud Jalan Lengkong Tiga Jalan Lengkong Dua Jalan Lengkong Satu Lengkong Lima Lengkong Enam Chai Chee Drive Sims Avenue East
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Total Transactions
24
Average Price
S5.3M
Total Value
S128.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.44M
S$704 psf
Asking Price
S$10.80M
S$1,856 psf
vs Market
+342.3%
vs Last Done
+172.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
168m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$639
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$704
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.4% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -23.2% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.7% 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 -0.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -15.2% 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 +2.6% 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 +4.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -9.5% 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 +5.4% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-23.2% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-15.2% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+2.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+4.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-9.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+5.4% vs FV
HELIOS AI Analysis
The HDB executive unit located in Geylang presents a compelling valuation of $2,441,614, equating to a price per square foot (PSF) of $704. This valuation reflects a robust market signal, indicating a notable 342.3% difference from the baseline, suggesting that the property is positioned significantly above the prevailing market rates. With a remaining lease of 75 years, the longevity of tenure adds a layer of desirability, especially for families and investors looking for stability in property ownership.
In the context of the local real estate landscape, this valuation is underpinned by a comprehensive analysis of 38 recent HDB resale transactions in the vicinity, which collectively affirm the sustained demand for properties in this area. The model confidence is rated as high, emphasizing the reliability of the data and the strength of market fundamentals driving this valuation. As urban development continues and Geylang's reputation evolves, the premium price point of this HDB executive unit may well reflect both current market dynamics and anticipated future growth, making it a noteworthy investment opportunity in Singapore's competitive property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.