17 Lorong Lew Lian 533852, Upper Paya Lebar, North-east Region, Singapore
$4,000 /month








• Windy • Unblock View • Well-maintained • North-South Facing • No west sun • Mins walk to Serangoon MRT • Mins walk to Nex Shopping Mall • Mins walk to eateries & laundromat Located near reputable schools : • St. Gabriel’s Pri • Paya Lebar Methodist Girls’ Pri • Zhonghua Pri • Maris Stella Pri • International schools like Stamford or Australian International • Perfect for couples, small families and expatriate professionals. Enjoy resort-style living at your doorstep with: 75m lap pool (plus spa pools) 24-hour gym, clubhouse, game & reading lounges, karaoke room, multi-purpose court Adventure zone, sensory gardens, BBQ, teppanyaki and urban-farming pods Don’t miss the chance to make this lovely home yours! Contact me now! Faith Tan | Have Faith In Me
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Total Transactions
133
Average Price
S1.5M
Total Value
S199.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 124 URA transactions
Fair Value
S$1.12M
S$1,758 psf
Asking Price
S$4,000
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
124 comps
Nearest MRT
Serangoon
406m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
124 comparable transactions
S$1,955
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,758
Recent Comparable Transactions
10 shown · 124 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +32.6% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +32.6% vs FV | 99 yrs lease commencing from 2016 |
Jul 2025 | LORONG LEW LIAN Floor 06-10 | 657sqft | S$1,322,000 | ▲S$2,013 +14.5% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 517sqft | S$950,888 | ▲S$1,840 +4.7% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 926sqft | S$1,815,000 | ▲S$1,961 +11.5% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 732sqft | S$1,490,000 | ▲S$2,036 +15.8% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$948,000 | ▲S$1,835 +4.4% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 915sqft | S$2,042,888 | ▲S$2,233 +27.0% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$950,000 | ▲S$1,839 +4.6% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 1,281sqft | S$2,900,000 | ▲S$2,264 +28.8% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 01-05 | 990sqft | S$1,980,000 | ▲S$1,999 +13.7% vs FV | 99 yrs lease commencing from 2016 |
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+32.6% vs FV
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+32.6% vs FV
LORONG LEW LIAN
Jul 2025 · Floor 06-10
+14.5% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+4.7% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+11.5% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+15.8% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
+4.4% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
+27.0% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
+4.6% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
+28.8% vs FV
LORONG LEW LIAN
May 2025 · Floor 01-05
+13.7% 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.