Lorong Marican, Kembangan, East Region, Singapore
$6,300,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storeys Semi-Detached House with Attic, Pool and Home Lift along Lorong Marican, Eunos, Kembangan Estate Key Highlights: 6 Bedrooms 1 Helper's Room and Helper's Bathroom Wet and Dry Kitchens with Built-in Cabinets Car Porch Parks Up to 3 Cars Car Porch Roof Terrace Walk-in Wardrobes in Master Bedroom and Junior Master Bedroom Built-in Wardrobes in 4 Other Bedrooms Open Roof Terrace With Pte Lift and Pool Please call/text Alvin @9.683 6649 for more details and viewing arrangement! Keys on hands! Thanks. Schools Near to Lorong Marican:- Within 1 km: St. Stephen's School Within 2 km: CHIJ (Katong) Primary Tao Nan School Maha Bodhi School Haig Girls' School Ngee Ann Primary School Tanjong Katong Primary School Opera Estate Primary School Telok Kurau Primary School Location: Kembangan MRT Station Eunos MRT Station Opp Blk 16 Bus Stop Discover your dream home! This exquisite 4166 sqft semi-detached house is now available for sale in Singapore, featuring 7 spacious bedrooms and 5 modern bathrooms. Located in a vibrant neighborhood, you’ll be just a short distance from Kembangan MRT Station (1.2 km), ensuring easy access to the city. Families will appreciate the proximity to esteemed educational institutions like Bethesda Chapel (0.6 km) and My Little Gems Preschool (0.7 km), making morning drop-offs a breeze. For your shopping needs, FairPrice Lengkong Tiga (0.5 km) offers convenient grocery options, while Kembangan Plaza (1 km) provides a variety of retail and dining experiences. This property combines luxury with convenience, truly a perfect oasis for families seeking comfort and accessibility. Don't miss out on this rare opportunity to own a piece of Singapore's real estate; schedule a viewing today!
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.85M
S$684 psf
Asking Price
S$6.30M
S$2,917 psf
vs Market
+121.0%
vs Last Done
+329.0%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
585m 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, with a remaining lease of 82 years, stands at an estimated value of $2,850,878 or $684 per square foot. This valuation is significantly above the market average, reflecting a 121% difference from the baseline. Such a premium valuation indicates strong demand and desirability for HDB properties in this vibrant district, known for its rich cultural heritage and strategic location within Singapore's urban landscape.
Market dynamics in the vicinity are underscored by a robust confidence level in the valuation model, which is categorized as high. This confidence is derived from a comprehensive analysis of 38 recent HDB resale transactions in the area, showcasing an upward trend in property values amidst a competitive market. The remaining lease period of 82 years is particularly advantageous, as it aligns with buyer preferences for longevity and investment stability, enhancing the property's appeal to both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.