17 Lorong Lew Lian 533852, Upper Paya Lebar, North-east Region, Singapore
$940,000









Discover your dream home in this stunning 1 bedroom, 1 bathroom condominium for sale, available now! Spanning 517 sqft, this property is located in the vibrant neighborhood of null, Singapore. Enjoy the convenience of being just 1.2 km from Serangoon MRT Station and a short 1.5 km from the popular NEX shopping mall, perfect for all your retail therapy needs. Families will appreciate the proximity to St. Gabriel's Secondary School (1.2 km) and DPS International School—Kovan Campus (1.5 km), ensuring quality education options. Stock up on essentials at Prime Supermarket, located just 1.1 km away. The condominium boasts fantastic project amenities including a lap pool, gymnasium room, barbeque pits, and 24-hour security for your peace of mind. Inside the unit, you'll find modern kitchen furnishings, air conditioning, and a lovely balcony that offers a serene view of the greenery. Don’t miss this opportunity to own a beautiful property in a prime location. Schedule a viewing today and make this your new home!
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Total Transactions
133
Average Price
S1.5M
Total Value
S199.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 124 URA transactions
Fair Value
S$1.14M
S$2,214 psf
Asking Price
S$940,000
S$1,818 psf
vs Market
-17.9%
vs Last Done
-22.0%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
124 comps
Nearest MRT
Serangoon
406m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
124 comparable transactions
S$1,955
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,214
Recent Comparable Transactions
10 shown · 124 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +5.3% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +5.3% vs FV | 99 yrs lease commencing from 2016 |
Jul 2025 | LORONG LEW LIAN Floor 06-10 | 657sqft | S$1,322,000 | ▼S$2,013 -9.1% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 517sqft | S$950,888 | ▼S$1,840 -16.9% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 926sqft | S$1,815,000 | ▼S$1,961 -11.4% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 732sqft | S$1,490,000 | ▼S$2,036 -8.0% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$948,000 | ▼S$1,835 -17.1% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 915sqft | S$2,042,888 | ▲S$2,233 +0.9% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$950,000 | ▼S$1,839 -16.9% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 1,281sqft | S$2,900,000 | ▲S$2,264 +2.3% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 01-05 | 990sqft | S$1,980,000 | ▼S$1,999 -9.7% vs FV | 99 yrs lease commencing from 2016 |
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+5.3% vs FV
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+5.3% vs FV
LORONG LEW LIAN
Jul 2025 · Floor 06-10
-9.1% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
-16.9% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
-11.4% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
-8.0% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
-17.1% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
+0.9% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
-16.9% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
+2.3% vs FV
LORONG LEW LIAN
May 2025 · Floor 01-05
-9.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.