Changi Road, Frankel, East Region, Singapore
$10,200,000
A rare chance to own a large landed plot at an attractive entry price. With expansive land, wide frontage, and bungalow zoning, this property offers incredible potential for families or those looking to rebuild their dream home. Opportunities like this — combining size, location, and value — are extremely hard to come by. Why Buyers Will Love This Property - Huge Land Size – Approx. 7,130 sqft – Rare, expansive plot in a prime residential area - Only 14xx PSF – Attractive entry price for landed living - Built-Up Approx. 4,000 sqft – Generous existing living space - 5 Bedrooms | 3 Bathrooms – Ideal for large or multi-generation families - Wide Frontage (24.4m) – Excellent proportions for redevelopment - Depth 26.6m | Regular Shape – Flexible for efficient design planning - Zoning: 2 Storey Bungalow – Great potential to rebuild a luxury home - North-West Facing - Ample Parking Space – Can accommodate multiple cars within the compound Excellent for Families - Within 1KM to St. Stephen's School & Opera Estate Primary School Prime Location & Convenience - Close to Kembangan MRT Station - Surrounded by eateries, supermarkets, and daily amenities - Easy access to major roads and lifestyle hubs Large plots with bungalow zoning, wide frontage, and close proximity to MRT are extremely limited. Contact Ryan Heng at 9229*6425 to arrange a viewing now
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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 current valuation of the HDB Executive unit in Geylang, standing at an estimated value of $2,737,281, reflects a significant market signal, indicating a robust demand for HDB properties in this desirable location. With a remaining lease of 93 years, this property not only offers longevity in terms of tenure but also positions itself as an attractive investment opportunity amidst the evolving urban landscape of Singapore. The valuation of $684 per square foot (PSF) places it substantially above the baseline, revealing a remarkable 272.6% premium relative to prevailing market trends.
This valuation draws confidence from an extensive analysis of 38 recent HDB resale transactions within the vicinity, reinforcing the high model confidence. The elevated price point can be attributed to several factors, including the strategic location of Geylang, which boasts a blend of cultural vibrancy and accessibility, thereby appealing to a diverse pool of potential buyers. As urban revitalization efforts continue and the demand for quality housing remains strong, this HDB Executive unit exemplifies the potential for capital appreciation, making it a noteworthy consideration for discerning investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.