Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,480,000
★Get Best Exclusive Discounts! Just Call Us!★ PropertyGiant .com — - - - - - The Leading Brand New Landed Homes Platform We Giantise Your Assets — - - - - - By Award Winning ★ Brenda Ang An exceptional residence crafted by Award Winning Architect Brenda Ang of LAB Architects, renowned for her signature approach to contemporary tropical luxury. This architectural masterpiece reflects a perfect balance of bold form, refined materials, and functional elegance, thoughtfully designed for modern multi-generational living. 2 Semi-D Units Available ■ Plot 1 Land: 3,106 sqft Build up: 7,200 sqft ■ Plot 2 Land: 3,209 sqft Build up: 7,200 sqft HIGHLIGHTS →7 Bedrooms with Ensuite Bathroom →1 Helper's Bedroom with Attached Bathroom →1 Powder Room →Swimming Pool →Car Porch for 5 Cars →Dry and Wet Kitchen →Outdoor Balcony →Home Shelter SCHOOLS •Within 1 km: →St Gabriel Primary School →Yangzheng Primary School →First Toa Payoh Primary School •Within 2 km: →Kuo Chuan Presbyterian Primary School →Pei Chun Public School →CHIJ Our Lady of Good Counsel →St. Andrew's Junior School →Maris Stella High School →Cedar Primary School →Zhonghua Primary School •Get Brochure & Floor Plans • Arrange for Private Presentation On-site •┈๑⋅⋯Connect for Details⋯⋅๑┈• Call/WA Yvette 9823*8282 to get detailed floor plans & more information! ▌ONE CALL VIEW ALL ▌We Will Get You The Best Developer Price! All agents are welcome to cobroke ◡̈ Want More Details and Photos of this Listing? More listings at PropertyGiant. com → Brand New Landed Homes in Singapore → Get Most Flexible Payment Options → Get Maximum Inclusions → Customised Materials Selection ***All land & built-up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.89M
S$679 psf
Asking Price
S$9.48M
S$3,052 psf
vs Market
+94.0%
vs Last Done
+366.7%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Lorong Chuan
546m 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 DoneApr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -3.7% vs FV | 99yr from 1985 |
Apr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -3.7% vs FV | 99yr from 1985 |
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 |
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-3.7% vs FV
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-3.7% 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
HELIOS AI Analysis
The HDB Executive property located in Geylang, with a remaining lease of 84 years, presents a compelling investment opportunity, reflected in its estimated value of $4,885,357, translating to a price per square foot (PSF) of $679. This valuation is notably above the market baseline, showcasing a significant 94% premium, indicative of robust demand in this sought-after locale. The analysis is grounded in a comprehensive review of 36 recent HDB resale transactions within the vicinity, providing a strong basis for this high confidence assessment.
Geylang's evolving market dynamics, characterized by a blend of residential and commercial developments, contribute to the elevated valuation of this property. The enduring appeal of HDB Executive flats in this area is underscored by their spacious layouts and proximity to essential amenities and transportation links. As urbanization continues to reshape the landscape, this property stands as a testament to the enduring value of well-located HDB units, particularly those with substantial remaining lease periods. The current market signals suggest a sustained upward trajectory, making this an opportune moment for discerning investors to capitalize on the potential for long-term capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.