10 Upper Serangoon Crescent 534031, Hougang East, North-east Region, Singapore
$1,399,000














CEA Registration: L3010858B / R044030F This 980 sqft corner unit at Riversails offers a blend of style and comfort. Fully renovated just 3 years ago, the home features new wiring, additional electrical points, replaced doors, and smart lighting in both the living room and master bedroom. The master bedroom also includes automatic blinds for added convenience, while the keyless door lock and extended balcony make this unit truly one of a kind. Daily essentials are just a short walk away — with a bus stop, FairPrice supermarket, and popular eateries like Pasta and Broiler and Texas Chicken all within 3 minutes. Buangkok MRT is just 4 stops away, and nearby schools include CHIJ Our Lady of the Nativity, North Spring Primary, and North Vista Primary. Exclusive Propseller Listing! Size: - 980 sqft. - 2 bedrooms + 2 bathrooms - Balcony - Bomb Shelter - Keyless Door Lock Attributes: - Extension needed: 3 months negotiable - Unit orientation: Corner unit - Middle floor unit - Well-Renovated condition - Main door facing North-West - Views from unit: City - Corner Unit Convenience: - 3 min walk to the nearest bus stop (bus services: 62, 102, 136) - 3 min walk to FairPrice Serangoon Supermarket - 3 min walk to the nearest eateries (Rice Garden, Pasta and Broiler, Texas Chicken) - 4 stops to Buangkok MRT Station (NE15) - Within 1-2km of these schools: CHIJ Our LAdy of the Nativity, North Spring Primary School, North Visa Primary School Looking to sell your own property? Sell with Propseller for only 1% commission (vs. market standard of 2%) Propseller is Singapore's No. 1 tech-powered real estate agency offering the most reliable way to successfully and efficiently sell, buy or rent a property. Visit: https://propseller.com/
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3010858B
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Automated Valuation based on 223 URA transactions
Fair Value
S$1.39M
S$1,414 psf
Asking Price
S$1.40M
S$1,428 psf
vs Market
+1.0%
vs Last Done
-4.0%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
223 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
223 comparable transactions
S$1,329
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,414
Recent Comparable Transactions
10 shown · 223 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 850sqft | S$1,210,000 | ▲S$1,423 +0.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 1,367sqft | S$2,100,000 | ▲S$1,536 +8.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 2,605sqft | S$2,588,888 | ▼S$994 -29.7% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 883sqft | S$1,285,000 | ▲S$1,456 +3.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,033sqft | S$1,620,000 | ▲S$1,568 +10.9% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 883sqft | S$1,288,888 | ▲S$1,460 +3.3% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,033sqft | S$1,600,000 | ▲S$1,548 +9.5% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,819sqft | S$2,000,000 | ▼S$1,099 -22.3% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +0.5% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 16-20
+0.6% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 11-15
+8.6% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 16-20
-29.7% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+3.0% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+10.9% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 11-15
+3.3% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 16-20
+9.5% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 16-20
-22.3% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 06-10
+0.5% 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.