











Newly TOP project, unit in tip top condition. - Floor Area: 581 sqft - Bedrooms: 1 - Bathrooms: 1 - Level: Penthouse - Lease: 99 years - Main door facing: SE Highlights: - Modern, sleek design with luxury finishes - Prime District 19 location with vibrant community - Convenient access to Hougang MRT Station - Close to CHIJ Our Lady of the Nativity and Holy Innocents' Primary School - Nearby shopping at The Midtown and Hougang Mall Contact: Mark Tan 8️⃣6️⃣9️⃣6️⃣ 3️⃣3️⃣4️⃣4️⃣
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
463
Average Price
S1.2M
Total Value
S548.1M
Calculating fair value from URA transaction data…
Automated Valuation based on 2013 URA transactions · 1 outliers removed (IQR)
Fair Value
S$774,882
S$1,334 psf
Asking Price
S$850,000
S$1,463 psf
vs Market
+9.7%
vs Last Done
+10.5%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
2013 comps
Nearest MRT
Hougang
889m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2013 comparable transactions
S$1,376
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,334
Recent Comparable Transactions
10 shown · 2013 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 786sqft | S$1,040,000 | ▼S$1,324 -0.7% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 786sqft | S$1,040,000 | ▼S$1,324 -0.7% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 1,033sqft | S$1,360,888 | ▼S$1,317 -1.3% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 11-15 | 1,023sqft | S$1,450,000 | ▲S$1,418 +6.3% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +11.9% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▼S$1,061 -20.5% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +11.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 614sqft | S$1,070,000 | ▲S$1,744 +30.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 517sqft | S$825,000 | ▲S$1,597 +19.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 463sqft | S$790,000 | ▲S$1,707 +28.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 872sqft | S$1,630,000 | ▲S$1,870 +40.2% vs FV | 99 yrs lease commencing from 2018 |
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
-0.7% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
-0.7% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
-1.3% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 11-15
+6.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+11.9% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
-20.5% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+11.5% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+30.7% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+19.7% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+28.0% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+40.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2013 URA transactions (1 outliers removed), adjusted for: Tenure decay (5.9% discount); MRT Hougang 889m away (+1%); AI-detected value boosters: penthouse (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.