389 Upper Paya Lebar Road 534979, Upper Paya Lebar, North-east Region, Singapore
$3,900 /month
Evania, 389 Upper Paya Lebar Road #05-xx S(5349792) 936 sqft (87 sqm) 2 Bedrooms 2 Bathrooms 1 Storeroom 1 Balcony Asking rental: $3,900 (Non-Negotiable) Available from 14th March 2026 Partially Furnished Mid floor (5th floor) Have Aircon Have Wifi Quiet environment Trains (MRT & LRT) SERANGOON MRT CC13 NE12 590 m Bus Stops Aft Paya Lebar Cres: 43,58,62,62A,76,80,22,24,70,70M 170 m Blk 161: 113,22,24,76,80,43,45,70,70M,53,53M,58 190 m Opp Bethany Presby Ch: 70,70M,43,22,24,58,62,76,80 230 m Primary Schools Methodist Girls' School (primary) 0.65 km Paya Lebar Methodist Girls' School (primary) 0.65 km Maris Stella High 0.98 km Secondary Schools St. Gabriel's Secondary 0.56 km Paya Lebar Methodist Girls' School (secondary) 0.72 km Maris Stella High 0.98 km Integrated Schools Methodist Girls' School (primary) 0.65 km Maris Stella High School 0.98 km Shopping Malls Upper Serangoon Shopping Centre 0.38 km ICB Shopping Centre 0.52 km NEX 0.77 km Groceries & Supermarts Giant (Kovan Centre) 0.55 km NTUC Fairprice (Hyper NEX 0.76 km Giant(Serangoon Central Drive) 0.92 km
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Total Transactions
10
Average Price
S1.7M
Total Value
S17.4M
Calculating fair value from URA transaction data…
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Estimated sale value based on 7 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.29M
S$1,383 psf
Asking Price
S$3,900
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
Freehold
No lease decay
Confidence
Medium
7 comps
Nearest MRT
Serangoon
626m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$1,369
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$1,383
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$2,065,000 | ▲S$1,453 +5.1% vs FV | Freehold |
Apr 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$2,065,000 | ▲S$1,453 +5.1% vs FV | Freehold |
Aug 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$1,980,000 | ▲S$1,394 +0.8% vs FV | Freehold |
Jul 2023 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,227sqft | S$1,650,000 | ▼S$1,345 -2.7% vs FV | Freehold |
Mar 2023 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,292sqft | S$1,680,000 | ▼S$1,301 -5.9% vs FV | Freehold |
Oct 2022 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,453sqft | S$1,858,000 | ▼S$1,279 -7.5% vs FV | Freehold |
Aug 2022 | UPPER PAYA LEBAR ROAD Floor 01-05 | 990sqft | S$1,300,000 | ▼S$1,313 -5.1% vs FV | Freehold |
Aug 2021 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$1,781,000 | ▼S$1,253 -9.4% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Apr 2025 · Floor 01-05
+5.1% vs FV
UPPER PAYA LEBAR ROAD
Apr 2025 · Floor 01-05
+5.1% vs FV
UPPER PAYA LEBAR ROAD
Aug 2024 · Floor 01-05
+0.8% vs FV
UPPER PAYA LEBAR ROAD
Jul 2023 · Floor 01-05
-2.7% vs FV
UPPER PAYA LEBAR ROAD
Mar 2023 · Floor 01-05
-5.9% vs FV
UPPER PAYA LEBAR ROAD
Oct 2022 · Floor 01-05
-7.5% vs FV
UPPER PAYA LEBAR ROAD
Aug 2022 · Floor 01-05
-5.1% vs FV
UPPER PAYA LEBAR ROAD
Aug 2021 · Floor 01-05
-9.4% 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.