420 Upper Paya Lebar Road 534049, Tai Seng, North-east Region, Singapore
$2,650 /month
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Total Transactions
46
Average Price
S760K
Total Value
S34.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 38 URA transactions · 4 outliers removed (IQR)
Fair Value
S$664,020
S$1,624 psf
Asking Price
S$2,650
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
Freehold
No lease decay
Confidence
High
38 comps
Nearest MRT
Serangoon
740m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$1,607
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,624
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$660,000 | ▲S$1,752 +7.9% vs FV | Freehold |
Aug 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$660,000 | ▲S$1,752 +7.9% vs FV | Freehold |
May 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 614sqft | S$998,000 | ▲S$1,627 +0.2% vs FV | Freehold |
Nov 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 646sqft | S$980,000 | ▼S$1,517 -6.6% vs FV | Freehold |
Oct 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 366sqft | S$600,000 | ▲S$1,639 +0.9% vs FV | Freehold |
Jul 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 398sqft | S$750,000 | ▲S$1,883 +15.9% vs FV | Freehold |
Jun 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 721sqft | S$1,050,000 | ▼S$1,456 -10.3% vs FV | Freehold |
Apr 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$625,000 | ▲S$1,659 +2.2% vs FV | Freehold |
Mar 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 409sqft | S$739,000 | ▲S$1,807 +11.3% vs FV | Freehold |
Jan 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,389sqft | S$1,658,000 | ▼S$1,194 -26.5% vs FV | Freehold |
Oct 2023 | UPPER PAYA LEBAR ROAD Floor 01-05 | 409sqft | S$713,000 | ▲S$1,743 +7.3% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 01-05
+7.9% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 01-05
+7.9% vs FV
UPPER PAYA LEBAR ROAD
May 2025 · Floor 01-05
+0.2% vs FV
UPPER PAYA LEBAR ROAD
Nov 2024 · Floor 01-05
-6.6% vs FV
UPPER PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
+0.9% vs FV
UPPER PAYA LEBAR ROAD
Jul 2024 · Floor 01-05
+15.9% vs FV
UPPER PAYA LEBAR ROAD
Jun 2024 · Floor 01-05
-10.3% vs FV
UPPER PAYA LEBAR ROAD
Apr 2024 · Floor 01-05
+2.2% vs FV
UPPER PAYA LEBAR ROAD
Mar 2024 · Floor 01-05
+11.3% vs FV
UPPER PAYA LEBAR ROAD
Jan 2024 · Floor 01-05
-26.5% vs FV
UPPER PAYA LEBAR ROAD
Oct 2023 · Floor 01-05
+7.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.