420 Upper Paya Lebar Road 534049, Tai Seng, North-east Region, Singapore
$720,000
- 1 Bedroom, 1 Bathroom, 398 sqft Condominium - Close to Potong Pasir MRT Station (1.2 km) - Nearby schools: St. Andrew's Secondary School, Cedar Primary School - Supermarket: FairPrice at Upper Paya Lebar (500m) - Shopping Mall: Nex Mall located just 2 km away - Convenient access to various dining and retail options Selling with vacancy, Great convenience and very stable flow of rental tenants. Low maintenance. Ideal investment property with low start up amount, and Freehold property. Contact Denise +65 8821 XXXX
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Total Transactions
46
Average Price
S760K
Total Value
S34.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 36 URA transactions · 5 outliers removed (IQR)
Fair Value
S$665,900
S$1,673 psf
Asking Price
S$720,000
S$1,809 psf
vs Market
+8.1%
vs Last Done
+3.3%
Tenure
Freehold
No lease decay
Confidence
High
36 comps
Nearest MRT
Serangoon
740m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$1,624
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
+2%
Adjusted Fair Value PSF
S$1,673
Recent Comparable Transactions
10 shown · 36 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 +4.7% vs FV | Freehold |
Aug 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$660,000 | ▲S$1,752 +4.7% vs FV | Freehold |
May 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 614sqft | S$998,000 | ▼S$1,627 -2.7% vs FV | Freehold |
Nov 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 646sqft | S$980,000 | ▼S$1,517 -9.3% vs FV | Freehold |
Oct 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 366sqft | S$600,000 | ▼S$1,639 -2.0% vs FV | Freehold |
Jul 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 398sqft | S$750,000 | ▲S$1,883 +12.6% vs FV | Freehold |
Jun 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 721sqft | S$1,050,000 | ▼S$1,456 -13.0% vs FV | Freehold |
Apr 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$625,000 | ▼S$1,659 -0.8% vs FV | Freehold |
Mar 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 409sqft | S$739,000 | ▲S$1,807 +8.0% vs FV | Freehold |
Oct 2023 | UPPER PAYA LEBAR ROAD Floor 01-05 | 409sqft | S$713,000 | ▲S$1,743 +4.2% vs FV | Freehold |
Sep 2023 | UPPER PAYA LEBAR ROAD Floor 01-05 | 398sqft | S$620,000 | ▼S$1,557 -6.9% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 01-05
+4.7% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 01-05
+4.7% vs FV
UPPER PAYA LEBAR ROAD
May 2025 · Floor 01-05
-2.7% vs FV
UPPER PAYA LEBAR ROAD
Nov 2024 · Floor 01-05
-9.3% vs FV
UPPER PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
-2.0% vs FV
UPPER PAYA LEBAR ROAD
Jul 2024 · Floor 01-05
+12.6% vs FV
UPPER PAYA LEBAR ROAD
Jun 2024 · Floor 01-05
-13.0% vs FV
UPPER PAYA LEBAR ROAD
Apr 2024 · Floor 01-05
-0.8% vs FV
UPPER PAYA LEBAR ROAD
Mar 2024 · Floor 01-05
+8.0% vs FV
UPPER PAYA LEBAR ROAD
Oct 2023 · Floor 01-05
+4.2% vs FV
UPPER PAYA LEBAR ROAD
Sep 2023 · Floor 01-05
-6.9% 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.