Jalan Gembira, Joo Seng, Central Region, Singapore
$2,500 /month
I’d like to share Modern Classic 2.5Sty Terrace At MacPherson Estate with you, 128 Jalan Gembira Master bedroom for rent No owner Videos here Level 1 (common area) https://youtu.be/cwNTyHXeh2I Level 2 (balcony room for rent) https://youtu.be/UeeyepudJtw Level 3 (both rooms taken) https://youtu.be/hBnHDvmUR7Y Level 1 is common area and level 3 left bedroom is occupied by 2 male local adults. You can use the toilet on level 1, 2 (for master bedroom) and 3. Level 2 balcony room $1850 (1 person), move in asap Level 3 common room $1600 (1 person), move mid Nov Wifi is included. Utilities is spilt. When would you like to view?
Loading map...
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: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Estimated sale value based on 40 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$78,879
S$394 psf
Asking Price
S$2,500
S$13 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
40 comps
Nearest MRT
Mattar
711m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$629
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$394
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▲S$619 +57.1% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▲S$619 +57.1% vs FV | 99yr from 1969 |
Jan 2026 | Blk 96 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$320,000 | ▲S$661 +67.8% vs FV | 99yr from 1979 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▲S$642 +62.9% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▲S$578 +46.7% vs FV | 99yr from 1969 |
Dec 2025 | Blk 39 CIRCUIT RD Floor 04 TO 06 | 506sqft | S$285,000 | ▲S$563 +42.9% vs FV | 99yr from 1971 |
Nov 2025 | Blk 32 BALAM RD Floor 01 TO 03 | 495sqft | S$288,000 | ▲S$582 +47.7% vs FV | 99yr from 1973 |
Nov 2025 | Blk 45 CIRCUIT RD Floor 01 TO 03 | 441sqft | S$310,000 | ▲S$702 +78.2% vs FV | 99yr from 1971 |
Nov 2025 | Blk 63 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$290,000 | ▲S$599 +52.0% vs FV | 99yr from 1967 |
Nov 2025 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 506sqft | S$300,888 | ▲S$595 +51.0% vs FV | 99yr from 1971 |
Oct 2025 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$347,000 | ▲S$716 +81.7% vs FV | 99yr from 1986 |
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
+57.1% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
+57.1% vs FV
Blk 96 ALJUNIED CRES
Jan 2026 · Floor 10 TO 12
+67.8% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
+62.9% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+46.7% vs FV
Blk 39 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
+42.9% vs FV
Blk 32 BALAM RD
Nov 2025 · Floor 01 TO 03
+47.7% vs FV
Blk 45 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+78.2% vs FV
Blk 63 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
+52.0% vs FV
Blk 40 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+51.0% vs FV
Blk 109 ALJUNIED CRES
Oct 2025 · Floor 10 TO 12
+81.7% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $78,879.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.