2 Bed 1 Bath Freehold, High Rental Yield, Walk to Nex Mall and MRT Key feature ✓ Well-kept unit condition ✓ Immaculate Move-In condition ✓ Functional layout ✓ High Ceiling ✓ Bright and airy ✓ No west sun ✓ Quiet facing ✓ Close to MRT ✓ Convenient location ✓ Great for own stay ✓ Sale with Tenancy till Sep 2026 ✓ High rental yield % ✓ Perfect for investment & own stay ✓ Walk to NEX, Serangoon MRT, Upper Serangoon Shopping Centre & Serangoon Stadium, Cafes, Eateries & Amenities just around the corner Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 209 (164 m) - 3 mins walk • Highland Centre (174 m) - 3 mins walk • Serangoon Shop Centre (222 m) - 4 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (355 m) - 5 mins walk • Prime Supermarket (397 m) - 6 mins walk • Chip Huat Farm Product Supermarket (464 m) - 7 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Paya Lebar Methodist Church Covenant Kindergarten (135 m) - 2 mins walk • Braddell Heights Education Centre (342 m) - 5 mins walk • Apple Tree (379 m) - 6 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Boundary Road Park (192 m) - 3 mins walk • Community Garden (251 m) - 4 mins walk • Interim Park - Upper Serangoon Road (275 m) - 4 mins walk • 7 more parks within 1 km Please call Jennifer Ng Bee Lian @ +659747XXXX to arrange for a viewing.
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Total Transactions
48
Average Price
S889K
Total Value
S42.7M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 41 URA transactions
Fair Value
S$830,457
S$1,678 psf
Asking Price
S$888,000
S$1,794 psf
vs Market
+6.9%
vs Last Done
+5.2%
Tenure
Freehold
No lease decay
Confidence
High
41 comps
Nearest MRT
Serangoon
571m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
41 comparable transactions
S$1,582
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
+5%
Adjusted Fair Value PSF
S$1,678
Recent Comparable Transactions
10 shown · 41 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | LIM TUA TOW ROAD Floor 01-05 | 667sqft | S$1,138,000 | ▲S$1,705 +1.6% vs FV | Freehold |
Jul 2025 | LIM TUA TOW ROAD Floor 01-05 | 667sqft | S$1,138,000 | ▲S$1,705 +1.6% vs FV | Freehold |
Jun 2025 | LIM TUA TOW ROAD Floor 01-05 | 495sqft | S$863,888 | ▲S$1,745 +4.0% vs FV | Freehold |
Apr 2025 | LIM TUA TOW ROAD Floor 01-05 | 980sqft | S$1,300,000 | ▼S$1,327 -20.9% vs FV | Freehold |
Mar 2025 | LIM TUA TOW ROAD Floor 01-05 | 635sqft | S$1,051,888 | ▼S$1,656 -1.3% vs FV | Freehold |
Feb 2025 | LIM TUA TOW ROAD Floor 01-05 | 495sqft | S$855,000 | ▲S$1,727 +2.9% vs FV | Freehold |
Dec 2024 | LIM TUA TOW ROAD Floor 01-05 | 495sqft | S$860,000 | ▲S$1,737 +3.5% vs FV | Freehold |
Oct 2024 | LIM TUA TOW ROAD Floor 01-05 | 1,399sqft | S$1,800,000 | ▼S$1,286 -23.4% vs FV | Freehold |
Aug 2024 | LIM TUA TOW ROAD Floor 01-05 | 484sqft | S$835,000 | ▲S$1,724 +2.7% vs FV | Freehold |
May 2024 | LIM TUA TOW ROAD Floor 01-05 | 538sqft | S$908,000 | ▲S$1,687 +0.5% vs FV | Freehold |
May 2024 | LIM TUA TOW ROAD Floor 01-05 | 409sqft | S$720,000 | ▲S$1,760 +4.9% vs FV | Freehold |
LIM TUA TOW ROAD
Jul 2025 · Floor 01-05
+1.6% vs FV
LIM TUA TOW ROAD
Jul 2025 · Floor 01-05
+1.6% vs FV
LIM TUA TOW ROAD
Jun 2025 · Floor 01-05
+4.0% vs FV
LIM TUA TOW ROAD
Apr 2025 · Floor 01-05
-20.9% vs FV
LIM TUA TOW ROAD
Mar 2025 · Floor 01-05
-1.3% vs FV
LIM TUA TOW ROAD
Feb 2025 · Floor 01-05
+2.9% vs FV
LIM TUA TOW ROAD
Dec 2024 · Floor 01-05
+3.5% vs FV
LIM TUA TOW ROAD
Oct 2024 · Floor 01-05
-23.4% vs FV
LIM TUA TOW ROAD
Aug 2024 · Floor 01-05
+2.7% vs FV
LIM TUA TOW ROAD
May 2024 · Floor 01-05
+0.5% vs FV
LIM TUA TOW ROAD
May 2024 · Floor 01-05
+4.9% 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.