Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,480,000
Discover this freehold semi detached home located in the highly sought after District 13 enclave. Nestled within a quiet landed neighbourhood, this property offers the perfect balance of privacy, space and everyday convenience. The house features a generous layout with spacious living and dining areas, well proportioned bedrooms and ample natural light throughout. Ideal for families who appreciate comfortable living with room to grow. The functional layout allows flexibility for renovation, extension or rebuilding to suit your vision. Architectural & Interior Highlights Design Philosophy: Crafted by LAB Architects, the home features bold architectural lines and elegant facade screens that balance privacy with natural light. Luxury Amenities: Each unit comes with a private swimming pool, a home lift serving all levels, and high-end finishes. Spatial Planning: The layout includes distinct dry and wet kitchens, an outdoor balcony, and a household shelter. The generous spatial planning is specifically designed to accommodate large or multi-generational families. Location & Connectivity Situated in a tranquil landed enclave, the property offers a blend of privacy and accessibility: Transportation: Approximately an 8–10 minute walk (820m) to Lorong Chuan MRT (CC14). It is also well-connected via the CTE and PIE. Education: Within 1km of reputable schools including St. Gabriel’s Primary School and Yangzheng Primary School. Other nearby schools include Maris Stella High, Cedar Primary, and CHIJ Our Lady of Good Counsel. Lifestyle: Minutes away from NEX Mega Mall, New Tech Park (NTP+), and Serangoon Gardens (Chomp Chomp Food Centre).
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.91M
S$682 psf
Asking Price
S$9.48M
S$3,052 psf
vs Market
+93.1%
vs Last Done
+366.0%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
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$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% 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 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% 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 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive property located in Geylang, estimated at $4,908,707 or $682 PSF, reflects a notable market signal that suggests an above-market positioning, with a striking 93.1% difference from the baseline. The remaining lease of 84 years enhances the investment appeal, as properties with substantial lease duration often command premium valuations. This scenario underscores the importance of lease tenure in Singapore's unique real estate landscape, where the remaining lease length can significantly influence buyer perception and willingness to invest.
Our analysis, backed by a robust data set of 37 recent HDB resale transactions in the vicinity, indicates a high model confidence in this valuation. The significant premium associated with this HDB Executive property signals a strong demand in Geylang, which is characterized by its vibrant community and strategic location. Such dynamics reveal an intriguing interplay between market demand, lease duration, and property desirability, positioning this asset as a valuable proposition for discerning investors seeking to capitalize on the evolving landscape of Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.