Lengkong Tiga, Kembangan, East Region, Singapore
$8,500,000























Huge Land - 5500 Sqft! 3 mins to Kembangan MRT! - Land Size: ~5,500 sqft | Rare Dual-Key Configuration - 2 Homes on 1 Plot – A Single-Storey Semi-D + A Double-Storey Semi-D - Perfect for multi-generational living, rental income, or ultimate flexibility. Key Property Highlights - Unmatched Size – Huge 5,500 sqft land with spacious interiors - Dual-Key Design – 2 homes with separate entrances for privacy & flexibility - Multi-Gen Living – Ample bedrooms, multiple living/dining areas, and a helper’s room - Lifestyle Ready – Landscaped koi pond, fully air-conditioned, bright & breezy - Practical Convenience – Park up to 3 cars (2 sheltered) - Prime Location – Just 3 mins to Kembangan MRT, minutes to Eunos MRT, surrounded by eateries & amenities - Education Advantage – Within 1km to St Stephen’s & Telok Kurau Primary Schools A Rare Find! This one-of-a-kind property offers the space of two semi-Ds on one generous plot – the perfect blend of comfort, flexibility, and location. Homes of this size and design near MRT stations are extremely rare. Don’t miss your chance – schedule a viewing today!
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Total Transactions
8
Average Price
S3.4M
Total Value
S27.0M
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$3.72M
S$702 psf
Asking Price
S$8.50M
S$1,604 psf
vs Market
+128.5%
vs Last Done
+144.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
252m away · +5% 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$702
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 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -9.8% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.1% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -14.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -22.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.4% 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 -0.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -15.0% 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 +2.8% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-9.8% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.4% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-22.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-15.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+2.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Geylang, estimated at $3,719,629 with a price per square foot of $702, positions it significantly above the current market baseline, demonstrating a remarkable 128.5% premium. This elevated valuation reflects the strong demand for HDB properties in this sought-after locale, underscored by a robust market signal indicating a compelling investment opportunity for discerning buyers. With a remaining lease of 75 years, the property remains attractive, offering both stability and longevity in ownership.
The valuation model's high confidence level is bolstered by a thorough analysis of 37 recent HDB resale transactions in the vicinity, which collectively illustrate the upward trajectory of property values in Geylang. This area, known for its vibrant community and accessibility, continues to attract both owner-occupiers and investors, further supporting the premium pricing observed. As the market dynamics evolve, this HDB Executive unit stands out as a prime asset, capitalizing on the interplay between urban living and investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.