Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,680,000
A multi‑generational abode set within one of Singapore’s most established landed estates, these residences combine architectural mastery with lifestyle convenience. The Braddell Heights enclave offers exclusivity, lush surroundings, and proximity to Serangoon Gardens’ dining hub, NEX Mall, and top schools. •••••••••••••••••••••••••••••••••••••••••••••••••• Highlights - Freehold tenure in Braddell Heights enclave - 4‑Storey design (including basement) - 7 Ensuite Bedrooms - Parking for 5 Cars - Pool & Lift included - Dry & Wet Kitchen, Dining & Living areas, Helper’s Rooms - Architect: LAB Architect Masterpiece - Award‑Winning Design by Brenda Ang - Est. TOP: Q2 2027 Unit Description __________________________ Plot 1 - Price: S$ 9.48M - Land Size: ~3,106 sqft - Built‑Up: ~7,200 sqft - Price PSF: ~S$ 3,052 psf - Bedrooms: 7 (Ensuite) - Bathrooms: 7 - Pool, Lift, Basement included Plot 2 - Price: S$ 9.68M - Land Size: ~3,209 sqft - Built‑Up: ~7,200 sqft - Price PSF: ~S$ 3,016 psf - Bedrooms: 7 (Ensuite) - Bathrooms: 7 - Pool, Lift, Basement included Schools Nearby - St. Gabriel’s Primary School - Yangzheng Primary School - Nanyang Junior College Recreation & Lifestyle - Serangoon Gardens, NEX Mall (5–10 mins drive) - Easy access to CTE, PIE, and upcoming North‑South Corridor PHOTOS ARE FOR ILLUSTRATION PURPOSES ONLY. Photos can be provided upon request. Call now for viewing or enquiries! 9648five679 Ian Low Stay Connected With Us: Instagram - https://www.instagram.com/redpropsg/ Facebook - https://www.facebook.com/RedPropSG/ Youtube - https://www.youtube.com/@RedPropSG Website - https://www.redprop.sg/ Disclaimer: All land and built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts
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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 38 HDB resale transactions (data.gov.sg)
Fair Value
S$4.93M
S$684 psf
Asking Price
S$9.68M
S$3,017 psf
vs Market
+96.5%
vs Last Done
+343.7%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
546m 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 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 |
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 |
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 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +5.6% 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 +7.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.9% 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 +8.5% 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 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 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
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.9% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+8.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 84 years, reflects a robust market signal that is significantly above the prevailing market baseline. At an estimated value of $4,927,106 or $684 PSF, this property demonstrates a striking 96.5% difference from the baseline, indicating a high demand and premium positioning within the local real estate landscape. The strong valuation is supported by a comprehensive analysis of 38 recent HDB resale transactions in the vicinity, which further reinforces the confidence in this valuation model.
This high model confidence underscores the resilience of the Geylang property market, particularly for HDB Executive units that are increasingly sought after due to their spacious layouts and strategic location. As urbanization continues to shape the dynamics of Singapore's real estate sector, properties such as this not only offer substantial living space but also an appealing investment potential, given the remaining lease of 84 years. The combination of these factors positions this HDB Executive as a premium asset, likely to attract discerning buyers seeking both quality and potential appreciation in value over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.