- Ground floor, 678sqft - Spacious 1+Study unit - Currently owner occupied - No extension is needed - Asking price: S$ 978,000 (nego) - Convenient locations - Buses to Serangoon MRT - Convenient access to groceries and daily necessities with NTUC Fairprice , Nex shopping mall located just a 10-min walk away. - Nearest Primary Schools within 1km Paya Lebar Methodist Girls’ School - Nearest primary schools 1-2km Maris Stella High School (Primary) Cedar Primary School Xinghua Primary School Please contact Winnie Aw @ 8693 XXXX for more info & viewing arrangement.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
338
Average Price
S1.5M
Total Value
S500.6M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2079 URA transactions · 9 outliers removed (IQR)
Fair Value
S$1.10M
S$1,627 psf
Asking Price
S$978,000
S$1,442 psf
vs Market
-11.3%
vs Last Done
+29.8%
Tenure
Freehold
No lease decay
Confidence
High
2079 comps
Nearest MRT
Serangoon
945m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2079 comparable transactions
S$1,611
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$1,627
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | PAYA LEBAR CRESCENT | 2,971 | S$3,300,000 | S$1,111 | - | Freehold |
| 2025-08 | PAYA LEBAR CRESCENT | 2,971 | S$3,300,000 | S$1,111 | - | Freehold |
| 2025-08 | LORONG LEW LIAN | 2,164 | S$1,880,000 | S$869 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | LORONG LEW LIAN | 1,238 | S$2,885,000 | S$2,331 | 06-10 | 99 yrs lease commencing from 2016 |
| 2025-08 | CHARLTON LANE | 2,723 | S$3,380,000 | S$1,241 | - | Freehold |
| 2025-08 | UPPER PAYA LEBAR ROAD | 377 | S$660,000 | S$1,752 | 01-05 | Freehold |
| 2025-08 | KOVAN ROAD | 2,271 | S$2,550,000 | S$1,123 | - | Freehold |
| 2025-08 | KOVAN ROAD | 2,271 | S$2,550,000 | S$1,123 | - | Freehold |
| 2025-08 | KOVAN ROAD | 904 | S$1,500,000 | S$1,659 | 06-10 | 99 yrs lease commencing from 2004 |
| 2025-07 | UPPER SERANGOON ROAD | 355 | S$685,000 | S$1,928 | 01-05 | Freehold |
| 2025-07 | LEW LIAN VALE | 1,604 | S$2,320,000 | S$1,447 | 01-05 | Freehold |
Showing 10 most recent transactions from 2079 total comparables used in valuation.
HELIOS AI Analysis
Based on 2079 URA transactions (9 outliers removed), adjusted for: MRT Serangoon 945m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.