111a Alkaff Crescent 341111, Sennett, Central Region, Singapore
$1,150,000
A Rare Home with Garden Living Right at Your Doorstep ! Experience a unique blend of space, greenery, and convenience in this beautifully designed home — perfect for families seeking both comfort and lifestyle. Direct Garden Access for Everyday Enjoyment Step out from your unit straight into a lush garden space — a rare feature that’s perfect for toddlers to play safely or for elderly parents to enjoy relaxing strolls just steps from home. Perfect for Hosting & Entertaining Enjoy a generous outdoor area right outside — ideal for buffet setups, gatherings, and creating unforgettable moments with family and friends. Seamless Connectivity to MRT • Walk conveniently to the MRT via the garden • Fully sheltered access through the basement carpark on rainy days Effortless commuting, rain or shine. Smartly Reconfigured for Spacious Living • Originally 3-bedroom, thoughtfully redesigned • Expanded living area for a more open, airy feel • Third room converted into a versatile study/guest room — fits a writing desk and single bed comfortably Modern Scandinavian-Inspired Design Featuring an open-concept kitchen, this home feels bright, stylish, and incredibly spacious — perfect for modern living. Ideal for Families Close proximity to the well-regarded Cedar Girls’ Secondary School, making it a strong choice for parents planning ahead. Don’t miss this rare unit — it’s hard to find a home with a garden right at your doorstep! Note: Not eligible for buyers of Chinese nationality (as per current regulations). Contact Sally 9006 XXXX or Margarete 9671 XXXX for an exclusive viewing today!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.06M
S$1,059 psf
Asking Price
S$1.15M
S$1,150 psf
vs Market
+8.6%
vs Last Done
+20.2%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Woodleigh
584m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$989
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$1,059
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -9.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -9.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$920,000 | ▼S$919 -13.2% vs FV | 99yr from 2020 |
Jan 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$925,000 | ▼S$924 -12.7% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$1,040,000 | ▼S$1,039 -1.9% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,085,000 | ▼S$1,050 -0.8% vs FV | 99yr from 2020 |
Dec 2025 | Blk 82B CIRCUIT RD Floor 19 TO 21 | 1,001sqft | S$909,000 | ▼S$908 -14.3% vs FV | 99yr from 2020 |
Nov 2025 | Blk 82B CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,000,000 | ▼S$999 -5.7% vs FV | 99yr from 2020 |
Nov 2025 | Blk 82B CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,060,000 | ▼S$1,059 0.0% vs FV | 99yr from 2020 |
Oct 2025 | Blk 83B CIRCUIT RD Floor 10 TO 12 | 1,033sqft | S$1,033,888 | ▼S$1,001 -5.5% vs FV | 99yr from 2020 |
Sep 2025 | Blk 82A CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,059,000 | ▼S$1,058 -0.1% vs FV | 99yr from 2020 |
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-9.6% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-9.6% vs FV
Blk 82B CIRCUIT RD
Mar 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 82B CIRCUIT RD
Jan 2026 · Floor 01 TO 03
-12.7% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 82B CIRCUIT RD
Dec 2025 · Floor 19 TO 21
-14.3% vs FV
Blk 82B CIRCUIT RD
Nov 2025 · Floor 10 TO 12
-5.7% vs FV
Blk 82B CIRCUIT RD
Nov 2025 · Floor 10 TO 12
0.0% vs FV
Blk 83B CIRCUIT RD
Oct 2025 · Floor 10 TO 12
-5.5% vs FV
Blk 82A CIRCUIT RD
Sep 2025 · Floor 13 TO 15
-0.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Geylang, with a remaining lease of 94 years, stands at an estimated value of $1,058,712, translating to a price per square foot of $1,059 PSF. This valuation positions the property above the market baseline by 8.6%, indicating a strong demand and a premium associated with the location and property type. Such a premium can often be attributed to the vibrant lifestyle offerings and connectivity that Geylang provides, which continues to attract both buyers and investors seeking quality living spaces within close proximity to the Central Business District.
The model confidence for this appraisal is deemed high, bolstered by an extensive analysis of 109 recent HDB resale transactions in the vicinity. This comprehensive dataset not only reinforces the robustness of the valuation but also reflects the prevailing market dynamics that favor properties in well-established districts like Geylang. As the HDB market continues to evolve, the combination of a significant remaining lease and the property’s competitive positioning against similar units underscores its potential as a lucrative investment opportunity in Singapore's ever-changing real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.