Langsat Road, Geylang East, Central Region, Singapore
$8,800,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ - TOP est in Q3 2025 - Can view actual layout Brand New 3.5 Storey Semi-D @ Langsat Road, Joo Chiat, Opera Estate - Tenure : Freehold - Land : 2883 sqft - Build : 7657 sqft - Facing : North - Rooms : 6 + 1 - Bath : 7 Features : - This modern semi-detached house epitomizes contemporary elegance in a prime locale, blending convenience with tranquility. Its sleek exterior and large windows flood the open-plan interior with natural light, seamlessly connecting the living, dining, and kitchen areas. - The living area opens to a sparkling pool, jacuzzi and lounge pool perfect for outdoor relaxation and entertaining.The gourmet kitchen boasts state-of-the-art appliances, custom cabinetry, and a spacious island. - Upstairs, the luxurious master suite features a walk-in closet, spa-like en-suite, and private balcony. Additional bedrooms are generously sized with ensuite bathrooms. Capital Appreciation/Investment return/Modern Living/Prestigious Living /Cheap landed/undervalued property/investment returns/high rental yield/Dunman Food Centre/Tembeling Rd/Fowlie Rd/Pulasan Rd/Everitt Rd/Daku Rd/Ceylon Rd/Seraya Ln/Haig Rd/Onan Rd/Cheow Keng Rd/Lor Stangee/Pulasan Rd/Still Rd/Lor L Telok Kurau/Lor J Telok Kurau/Rambutan Rd/Mangis Rd/Haig Girls' School/Carpmael Rd/Katong Shopping Centre/Jln Binjai/Jln Beringin/Haig Rd/Jln Tembusu/Goodman Rd/Tembusu Grand/Tanjong Katong Rd/Amber Rd/East Coast Park/Chinese Swimming Club/Singapore Swimming Club/Parkway Parade/Katong Plaza/Roxy Square/Joo Chiat Rd/Opera Estate/Old Airport Road/Katong Food Street
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Total Transactions
5
Average Price
S4.2M
Total Value
S21.1M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2608 URA transactions · 44 outliers removed (IQR)
Fair Value
S$13.47M
S$1,760 psf
Asking Price
S$8.80M
S$3,052 psf
vs Market
-34.7%
Confidence
High
2608 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2608 comparable transactions
S$1,692
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,760
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | JALAN AWANG | 2,056 | S$3,900,000 | S$1,897 |
| 2025-08 | LORONG M TELOK KURAU | 646 | S$1,000,000 | S$1,548 |
| 2025-08 | FOWLIE ROAD | 420 | S$800,800 | S$1,908 |
| 2025-08 | TELOK KURAU ROAD | 398 | S$685,000 | S$1,720 |
| 2025-08 | DUKU ROAD | 1,569 | S$3,600,000 | S$2,294 |
Showing 5 most recent transactions from 2608 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.