Lynwood Grove, Lorong Chuan, North-east Region, Singapore
$13,980,000
PROPERTY HIGHLIGHTS : - Brand New Bungalow at prestigious landed enclave in District 13 - 6 Spacious Bedrooms + Helper’s Room (6+1) - 4 Storeys - Private Home Lift - 20m Private Lap Pool - Modern Brand New Design with high-quality finishes - TOP Obtained – Move-in Ready - 1 unit left Nearby Amenities (Within ~2km) Primary Schools: - Maris Stella High School (Primary) - Cedar Primary School - St. Gabriel’s Primary School - Yangzheng Primary School Secondary Schools : - Maris Stella High School (Secondary) - Cedar Girls’ Secondary School - Bartley Secondary School Kindergartens / Preschools - MindChamps Preschool Serangoon - PCF Sparkletots Preschool - EtonHouse Preschool International Schools : - Stamford American International School - Australian International School - DPS International School - Global Indian International School MRT Stations : - Bartley MRT Station - Serangoon MRT Station - Woodleigh MRT Station Shopping Malls : - NEX - The Woodleigh Mall - Upper Serangoon Shopping Centre Supermarkets - NTUC FairPrice Xtra NEX - Cold Storage NEX - Sheng Siong Supermarket Serangoon Central WHY THIS PROPERTY? - Rare Brand New Detached in District 13 – limited supply in this highly sought-after landed enclave - Massive Built-Up Space (9,355 sqft) offering exceptional comfort and flexibility for family living - Modern Luxury Features including private lift and 20m lap pool rarely found in typical detached homes - Excellent Connectivity – minutes to Bartley MRT Station and Serangoon MRT Station - Close to Major Shopping Hubs like NEX and The Woodleigh Mall - Within 2km of Reputable Schools including Maris Stella High School and Cedar Primary School - Surrounded by International Schools such as Stamford American International School and Australian International School Contact Jamie Yoeng today at 8*9*8*9*3*2*1*2* for viewing
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$6.36M
S$684 psf
Asking Price
S$13.98M
S$2,916 psf
vs Market
+119.7%
vs Last Done
+328.8%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
546m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
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 -0.6% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -7.0% 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 +2.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.7% 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 +5.6% 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 +7.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.9% 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 +8.5% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-7.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.9% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+8.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang reflects a compelling market signal, with an estimated value of $6,364,178 or $684 PSF. This valuation is notably positioned above the market baseline by 119.7%, indicating robust demand and a unique appeal within the local residential landscape. The high market signal suggests that buyers are willing to pay a premium for properties in this area, driven by factors such as location desirability, amenities, and overall market sentiments.
With a remaining lease of 84 years, this property maintains a significant tenure that is attractive to potential buyers, mitigating concerns associated with shorter leases. The model confidence in this valuation is rated as high, supported by an analysis of 38 recent HDB resale transactions in the vicinity. Such data underscores a strong performance trajectory for Geylang, which may continue to experience upward pressure on property values as urbanization and development in the area progress. The confluence of extended lease tenure and the premium market positioning positions this property as an exceptional investment opportunity in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.