Bunga Rampai Place, Joo Seng, Central Region, Singapore
$2,800 /month
-- 7 Minutes walk to 2 MRTs (Bartley and Tai Seng) -- Whole level 3 of a cluster house (with swimming pool, gym, bbq) -- 12 bus services right at your backgate. -- Within 1km to Maris Stella High School. -- Amenities scattered throughout close proximity. (Famous eateries, bakery, clinics, dental, fast food, convenience shops all within 200m) -- Huge room sizes as compared to surrounding condos -- Spacious bedrooms that can fit king/queen size bed, study table and yet with ample walking space. -- Big Ensuite Bathroom (jack n jill) -- Welcome simple cooking -- Utilities inclusive @@@ Friendly family staying on different level. Very Private @@@
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Total Transactions
9
Average Price
S2.3M
Total Value
S21.1M
Calculating fair value from URA transaction data…
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Estimated sale value based on 3 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$441,164
S$712 psf
Asking Price
S$2,800
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tai Seng
497m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$645
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$712
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▼S$653 -8.3% vs FV | 99yr from 1983 |
Mar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▼S$653 -8.3% vs FV | 99yr from 1983 |
Aug 2025 | Blk 2 LOR LEW LIAN Floor 10 TO 12 | 689sqft | S$445,000 | ▼S$646 -9.3% vs FV | 99yr from 1983 |
Aug 2024 | Blk 2 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$500,555 | ▼S$637 -10.5% vs FV | 99yr from 1983 |
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 2 LOR LEW LIAN
Aug 2025 · Floor 10 TO 12
-9.3% vs FV
Blk 2 LOR LEW LIAN
Aug 2024 · Floor 13 TO 15
-10.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Serangoon, with a remaining lease of 76 years, stands at an estimated value of $441,164, translating to a price per square foot (PSF) of $712. This valuation reflects a market price that is currently aligned with the baseline, indicating a stable demand within this segment of the property market. The absence of any significant deviation from the baseline suggests that prospective buyers are maintaining a cautious yet steady approach towards HDB acquisitions in the area.
Given the low model confidence derived from only three recent HDB resale transactions in the vicinity, it is essential to interpret this valuation with a degree of caution. Factors such as the remaining lease term, which is a critical determinant in the long-term investment value of HDB properties, play a pivotal role in shaping buyer sentiment. As lease durations diminish, the attractiveness of such properties can be impacted, potentially leading to fluctuations in demand and, consequently, price adjustments. Investors and homeowners alike should remain vigilant in monitoring market trends and signals in this dynamic environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.