Lorong Melayu, Kembangan, East Region, Singapore
$7,788,000
Brand New Freehold Inter-Terrace | Lorong Melayu | 5 En-Suite Bedrooms | Roof Terraces Discover modern luxury in this brand new freehold inter-terrace nestled in the serene enclave of Lorong Melayu. Designed with spacious living and multi-generational comfort in mind, this home offers generous layouts, privacy, and stylish functional spaces for the entire family. Property Highlights Freehold – Rare & Timeless Asset Park 2 Cars comfortably 5 Spacious En-Suite Bedrooms – Ideal for multi-gen living 1 Powder Room for guests Bright & Spacious Living and Dining Area Combined Dry & Wet Kitchen – Practical & entertainer-friendly Cozy Family Area Large Attic with Roof Terrace – Perfect for entertainment / chill out space Additional Carporch Roof Terrace Thoughtfully Designed For • Growing families • Multi-generational households • Homeowners who enjoy privacy & space • Buyers looking for long-term freehold value Prime Location – Lorong Melayu Schools within 1km Maha Bodhi school St. stephen's School Telok Kurau Primary School Schools within 2km CHIJ (Katong) Primary Haig Girls' school Opera Estate Primary school Enjoy a peaceful landed enclave while staying well connected to daily conveniences, eateries, schools and major transport routes. This is a rare opportunity to own a brand new freehold landed home in a highly sought-after area. Contact Pristine Lim | ERA today for an exclusive viewing and detailed floor plans. Let me walk you through the space personally.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 76 HDB resale transactions (data.gov.sg)
Fair Value
S$4.03M
S$684 psf
Asking Price
S$7.79M
S$2,811 psf
vs Market
+93.4%
vs Last Done
+302.1%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
76 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
76 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 · 76 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 +2.2% vs FV | 99yr from 1986 |
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 |
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 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.3% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.3% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -7.0% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -7.0% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.9% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.9% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.2% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.2% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.3% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.3% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-7.0% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-7.0% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.9% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.9% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.2% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.2% vs FV
HELIOS AI Analysis
The HDB Executive property located in Geylang, with a remaining lease of 82 years, has been appraised at an estimated value of $4,027,224, translating to $684 per square foot (PSF). This valuation places the property significantly above the market baseline, with an impressive 93.4% differential. Such a premium valuation indicates robust demand and desirability for HDB properties in this vibrant district, which is well-known for its strategic location and diverse amenities.
The high model confidence level, derived from an analysis of 76 recent HDB resale transactions within the vicinity, reinforces the accuracy of this valuation. Investors and homeowners alike are increasingly drawn to Geylang for its unique blend of urban living and rich cultural heritage. The remaining lease of 82 years further enhances the property's appeal, providing prospective buyers with a substantial timeline for investment and habitation. As the market dynamics continue to evolve, this property stands out as a prime asset within the competitive landscape of Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.