Cotswold Close, Lorong Chuan, North-east Region, Singapore
$16,500,000
A rare find that embodies exclusivity and grandeur, redefining luxury living for the modern connoisseur. Fact Sheet: Land Area: 5,010 sqft Built-up Area: approx 8,208 sqft 4 Floor of Living Space - 5 ensuite Bedrooms - Plus Entertainment Room - Plus Domestic Helper's Room - Lift Serving all floors - Swimming Pool - Basement Carpark (4 cars) Experience the epitome of ultra-modern luxury in this showpiece detached house, nestled in a prestigious bungalow enclave in Singapore. Spanning a generous 5,010 sqft land parcel with an approximate 8,208 sqft, this masterpiece boasts 5 expansive and elegant ensuite bedrooms, crowned by the master suite on the attic floor – an elegant retreat with breathtaking views and private access. The soaring living and dining halls are a symphony of light and space, perfect for entertaining or unwinding. Every detail of its architecture exudes refinement, from the bespoke Italian marble floors to the sleek, high-gross kitchen equipped with high tier modern appliances. Enjoy seamless access to all floors via a private lift, plus resort-style living with a gleaming swimming pool or retreat to the stylish basement entertainment hub ideal for movie nights, gaming sessions or private parties. Park in style with secure, private basement parking for 4 cars. With a wide frontage, this property enjoys impressive street presence. A rare find that embodies exclusivity and grandeur, redefining luxury living for the modern connoisseur. Call me, Sam Lek @ 9818.0113 to make an appointment today for a private exclusive briefing on the finer details of this property. Dont miss this!!
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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$5.62M
S$684 psf
Asking Price
S$16.50M
S$3,293 psf
vs Market
+193.8%
vs Last Done
+371.1%
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 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 |
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 |
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 |
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 |
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 |
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
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
May 2024 · Floor 10 TO 12
-10.2% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% 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
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Geylang signifies a remarkable market positioning, with an estimated value of $5,616,900 or $684 PSF. The property benefits from a substantial remaining lease of 84 years, which enhances its appeal to prospective buyers seeking long-term residency. This extended lease period is particularly advantageous in the context of Singapore's real estate landscape, where leasehold properties typically command a premium when they possess more than 80 years of remaining lease.
With a market signal indicating a valuation that is 193.8% above the baseline, this property stands as a testament to the robust demand and competitive nature of the HDB market in Geylang. The high model confidence, derived from an analysis of 38 recent HDB resale transactions in the vicinity, further reinforces this valuation. Such a significant deviation from baseline suggests that buyers are increasingly willing to invest in this area, driven by factors such as location desirability, accessibility, and the unique attributes of the HDB Executive design. This data not only reflects current market dynamics but also indicates a potential for continued appreciation in value, making this property a prime candidate for discerning investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.