Jalan Ishak, Kembangan, East Region, Singapore
$6,800,000
Discover the perfect balance of city-edge living and suburban peace. This stunning Freehold Semi-Detached home, offers the ultimate luxury with 6-bedrooms: Balancing a peaceful atmosphere with the vibrant pulse of District 14 creating “Total Silence & Unmatched Convenience” 1. Property Excellence • Generous Space: 6 Bedrooms + 4 Bathrooms. • Kembangan Prestige: Located in a low-density, high-demand landed enclave known for its elite community and neighborhood charm. 2. Unbeatable Connectivity (The "15-Minute Lifestyle") • The MRT Advantage: Incredible flexibility with 3 MRT stations within a 1km radius, linking you to the East-West and Downtown lines. • Immediate Transit: Just a 3-minute stroll (175m–200m) to multiple bus stops (Blk 16 & 17), making public transport effortless. 3. Hawker Culture & Modern Conveniences • Foodie’s Paradise: Minutes from the legendary Eunos Crescent Market & Food Centre—your go-to for famous local delicacies. • Fresh Groceries: Walk to FairPrice Eunos Crescent (7 mins) or explore the vibrant Geylang Serai Market for the freshest produce in Singapore. 4. Elite Schools & Family Wellness • Premier Schooling: Steps away from Eunos Primary School (3 mins) and several highly-rated preschools, ensuring a stress-free morning routine for parents. • Active Lifestyle: With 10 parks within 1km, you have endless options for morning jogs, evening walks, or weekend family picnics. Experience the Silence for Yourself Freehold landed homes that offer both extreme convenience and total tranquility are a rare find in District 14. Schedule your exclusive, quiet walkthrough 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 76 HDB resale transactions (data.gov.sg)
Fair Value
S$2.98M
S$684 psf
Asking Price
S$6.80M
S$1,872 psf
vs Market
+128.5%
vs Last Done
+175.3%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
76 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
76 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 · 76 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 |
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 |
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 |
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 |
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 |
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 |
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 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 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 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 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 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Geylang, with an estimated value of $2,975,424 or $684 per square foot, signifies a robust market presence, particularly given its remaining lease of 82 years. This property is currently positioned above the market average, with a striking 128.5% difference from the baseline valuation. Such a premium suggests a strong demand for HDB units in this vibrant locale, reflecting both the desirability of Geylang as a residential area and the enduring appeal of executive flats among buyers seeking larger living spaces.
Our analysis, grounded in a comprehensive review of 76 recent HDB resale transactions in the vicinity, demonstrates a high level of confidence in this valuation model. The elevated value can be attributed to several key market dynamics, including:
In summary, this HDB Executive unit in Geylang not only exemplifies a compelling investment opportunity but also reflects broader market trends favoring well-located, spacious living options in Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.