326 Ubi Avenue 1 400326, Kampong Ubi, Central Region, Singapore
$998,000
****ONLY FOR LOW FLOOR LOVERS!**** ****For direct buyers please have HFE ready & approved before viewing thank you!**** GET A DUPLEX MAISONETTE RENOVATED UNIT WITH 3 BATHROOMS & HIGH CEILING AT THIS LOCATION INSTEAD OF USUAL EXEC APT! EXPERIENCE HIGH CEILING UNIT AT BALCONY (can do alfresco sky dining) AND STAIRCASE AS WELL! Can build 5TH BEDROOM w ample living and dining space! Very rare Executive Maisonette unit nestled at the Central East District! Huge layout and size for big family! Experience north-south wind every time! For low floor lovers and no need to worry abt complains from neighbours when your kids are running around at home! 100% move in and fully renovated following luxurious french ID, Major renovation done just 5 years ago and other minor renovation within 2 years Imported tiles from Italy and Spain (Hafary), Imported luxury herf flooring from Belgium (Floorxpert), Fully airconditioned unit from Mitsubishi All rooms, kitchen and living/dining area equipped with ceiling fans, non-slipped fast drying tiles at all 3 bathrooms Unit comes with 3 huge bedrooms, 1 maidsroom/laundry room and 3 bathrooms Can have 2 ensuites by converting bedroom 2 to junior suite (see floorplan) Unit facing garden/park view! Conveniently located near bus stops, Ubi MRT, Paya Ubi Business District, Kaki Bukit Business District, Paya Lebar Business District! Surrounded by good schools like Tanjong Katong Primary, Haig Girls, St Stephen School, Telok Kurau Primary School and many more! Pcf Sparkletots at block 326 itself and many other childcare centres! View to believe! Call or whatsapp Ms Kia at 9880 XXXX for a fast and convenient arrangement!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$797,968
S$508 psf
Asking Price
S$998,000
S$635 psf
vs Market
+25.1%
vs Last Done
-5.8%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Ubi
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$601
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$508
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 326 UBI AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,060,000 | ▲S$674 +32.7% vs FV | 99yr from 1986 |
May 2025 | Blk 326 UBI AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,060,000 | ▲S$674 +32.7% vs FV | 99yr from 1986 |
Nov 2024 | Blk 326 UBI AVE 1 Floor 10 TO 12 | 1,572sqft | S$970,000 | ▲S$617 +21.5% vs FV | 99yr from 1986 |
Sep 2024 | Blk 326 UBI AVE 1 Floor 07 TO 09 | 1,572sqft | S$850,000 | ▲S$541 +6.5% vs FV | 99yr from 1986 |
May 2024 | Blk 326 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$858,000 | ▲S$546 +7.5% vs FV | 99yr from 1986 |
May 2024 | Blk 326 UBI AVE 1 Floor 04 TO 06 | 1,636sqft | S$1,025,000 | ▲S$626 +23.2% vs FV | 99yr from 1986 |
Blk 326 UBI AVE 1
May 2025 · Floor 10 TO 12
+32.7% vs FV
Blk 326 UBI AVE 1
May 2025 · Floor 10 TO 12
+32.7% vs FV
Blk 326 UBI AVE 1
Nov 2024 · Floor 10 TO 12
+21.5% vs FV
Blk 326 UBI AVE 1
Sep 2024 · Floor 07 TO 09
+6.5% vs FV
Blk 326 UBI AVE 1
May 2024 · Floor 04 TO 06
+7.5% vs FV
Blk 326 UBI AVE 1
May 2024 · Floor 04 TO 06
+23.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 58 years, stands at an estimated value of $797,968, translating to a price per square foot (PSF) of $508. This valuation is notably positioned above the market average, reflecting a significant 25.1% premium compared to baseline values. Such a disparity raises critical questions regarding the underlying market dynamics and buyer sentiment towards properties in the Geylang area.
Several factors could be influencing this elevated valuation despite a relatively low model confidence score, which suggests a lack of robust data to fully substantiate the pricing. The analysis is based on five recent HDB resale transactions in the vicinity, indicating potential market volatility. It is essential to consider the implications of the remaining lease length, as properties with shorter leases can often face price depreciation. However, the demand for executive HDB units in Geylang may be driven by their strategic location and desirable amenities, contributing to their above-market valuation. Stakeholders should remain vigilant as market conditions evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.