Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,680,000
Brand New Freehold Semi-Detached at Mackerrow Road Land 3,209 sqft | Built-Up 7,200 sqft | 7 Ensuite Bedrooms Experience the perfect blend of space, luxury, and prestige in this brand new freehold semi-detached residence along Mackerrow Road. Thoughtfully designed for multi-generational living, this magnificent home offers expansive proportions rarely found in today’s market. Property Highlights • Freehold tenure – Legacy asset for generations • Generous 3,209 sqft land size • Impressive 7,200 sqft built-up area • 7 spacious bedrooms – all with attached bathrooms • Grand living and dining halls with high ceilings • Designer kitchen with premium fittings • Private home lift serving all levels • Quality finishes throughout • Ample parking within compound ⸻ Designed for Grand Living From the moment you step in, you are welcomed by expansive living spaces perfect for entertaining distinguished guests. The well-planned layout ensures privacy for every family member, with all 7 bedrooms featuring their own ensuite bathrooms. The home is ideal for: - Multi-generational families - Large families seeking privacy and space - Buyers upgrading to a prestigious landed address - Investors seeking a rare large freehold asset ⸻ Prime Landed Enclave Nestled within a tranquil landed estate, enjoy privacy while remaining conveniently connected to amenities, schools, and major transport links. Kelvin Ang
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.89M
S$679 psf
Asking Price
S$9.68M
S$3,017 psf
vs Market
+98.1%
vs Last Done
+331.6%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$634
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$679
Recent Comparable Transactions
10 shown · 36 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 +2.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.3% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.3% 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 +3.1% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.1% 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 +6.3% 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 +7.8% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.2% 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 +9.3% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.6% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.3% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.1% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.1% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+6.3% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.8% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.2% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+9.3% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive located in Geylang, with a remaining lease of 84 years, stands at an estimated value of $4,885,357, translating to $679 PSF. This figure not only reflects the intrinsic value of the property but also positions it significantly above the market average, with a notable 98.1% difference from the established baseline. Such a premium valuation indicates strong demand and desirability for HDB properties in this area, likely fueled by Geylang's strategic location and evolving urban landscape.
Our analysis, grounded in data from 36 recent HDB resale transactions in the vicinity, demonstrates a high level of confidence in this valuation model. The robust market signal highlights the competitive nature of the real estate sector in Geylang, where buyers are willing to invest substantially for prime properties, especially those with ample remaining lease periods. As urbanization continues to reshape Singapore’s residential landscape, properties like this Executive HDB are likely to attract attention, making it a valuable asset for investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.