Changi Road, Frankel, East Region, Singapore
$10,200,000
Freehold Classic 2 Storey Bungalow in District 14 – Rebuild/A&A or Renovation Possible! ⸻ Property Highlights • Land Size: Approx. 7,130 sqft • Built-Up Area: Approx. 4,000 sqft • Bedrooms: 5 • Bathrooms: 3 • Frontage: ~24m | Depth: ~26m • Main Door Facing: North West • Parking: Park multiple car inside • Tenure: Freehold • Zoning: 2 Storey Bungalow ⸻ Nearby Amenities Primary Schools within 1km: • St. Stephen's School • Opera Estate Primary School MRT Stations Nearby: • Kembangan MRT (EW6, East West Line) ⸻ Contact Mak Hui Lyn at 9834.3123 for an exclusive viewing today! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing.
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Total Transactions
4
Average Price
S2.3M
Total Value
S9.0M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.74M
S$684 psf
Asking Price
S$10.20M
S$1,431 psf
vs Market
+272.6%
vs Last Done
+104.7%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
895m 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 property located in Geylang, with a remaining lease of 93 years, underscores its premium status within the current market landscape. Estimated at $2,737,281 or $684 PSF, this property is positioned significantly above the market baseline, reflecting a remarkable 272.6% difference. This strong valuation indicates not only the desirability of the location but also the robust demand for high-quality HDB properties in this vibrant district.
Analyzing the market dynamics, the high model confidence derived from 38 recent HDB resale transactions in the vicinity reinforces the credibility of this valuation. The sustained interest in Geylang, known for its rich cultural heritage and strategic connectivity, further solidifies the executive unit’s market positioning. As the urban landscape evolves, this property stands as a testament to both potential capital appreciation and the enduring appeal of HDB living in a prime urban setting.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.