Changi Road, Frankel, East Region, Singapore
$11,000,000
This house is a 8 Bedrooms Landed House for sale in Frankel Estate, a quality Landed property in Singapore. Located in District 14, this house sits on Changi Road. A Freehold Bungalow, this development was completed in 2020. It has a total of 1171 blocks and if you're looking for a house in Singapore, this just might be the perfect one for you! Nearby amenities ⭑ Nearby MRTs • Kembangan (359 m) - 5 mins walk ⭑ Nearby Bus stops • Before Siglap Plain (98 m) - 2 mins walk • The Budd Union (186 m) - 3 mins walk • After Frankel Terrace (195 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • 6 grocery stores within 1 km ⭑ Nearby Schools • St. Stephen's School (189 m) - 3 mins walk • Frankel Tutors (Online) (385 m) - 6 mins walk • Bethesda Chapel (634 m) - 3 mins drive • 6 more schools within 1 km ⭑ Nearby Parks • Siglap Park Connector (301 m) - 5 mins walk • Pub Water Level Sensor (305 m) - 5 mins walk • Siglap Park Connector, Sims Ave E Rest Point (340 m) - 5 mins walk • 7 more parks within 1 km Please call Abdul Rahman from 99.co @ +659181XXXX to arrange for a viewing.
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Total Transactions
4
Average Price
S2.3M
Total Value
S9.0M
Calculating fair value from URA transaction data…


License: L3008563G
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.39M
S$679 psf
Asking Price
S$11.00M
S$1,678 psf
vs Market
+224.2%
vs Last Done
+140.1%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Kembangan
895m 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
In the vibrant district of Geylang, this HDB Executive unit is positioned as a premium offering within the Singapore real estate landscape. With a remaining lease of 93 years, this property commands an estimated value of $3,392,609, translating to a remarkable $679 per square foot (PSF). Such valuation places it significantly above the market baseline, with a striking 224.2% premium, indicative of strong demand relative to supply in the area.
The high model confidence rating, supported by an analysis of 36 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation. Factors contributing to this elevated status include Geylang's strategic location, accessibility to public transport, and increasing desirability among buyers seeking larger living spaces. As the market continues to evolve, this HDB Executive unit not only represents a wise investment opportunity but also reflects the intricate dynamics of Singapore's housing market, where lease duration and property type play pivotal roles in valuation and desirability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.