
Spacious 2 bedroom for sale! Great for Own Stay or Investment! About the unit =========== - Spacious layout - Bright & breezy - Pool view unit - Fully furnished - Enclosed kitchen - Storage area - Near to amenities such as supermarket, food court, atms and many more! Unit Details ========= - 2 bedroom 2 bath - 882 sqft - Main door: Southwest - 99 years from Dec 2011 (14 years) - Completion 2016 (9 years) Note ==== Selling with Tenancy Tenancy until end July 2027 Rate: $3500 per month Rent to professional tenant Important Amenities within 1 km: (0.1km estimated 1min walk) Trains (MRT / LRT) =============== Kangkar (SE4) 0.61 km Ranggung (SE5) 0.67 km Buangkok (NE15) 1.12 km Bus Stops ======== Aft Sengkang East Dr (Bus: 102) 0.10 km Opp Blk 477A (Bus: 136, 102, 62, 6N) 0.13 km Bef Sengkang East Dr (Bus: 102) 0.15 km Blk 477A (Bus: 62, 62A, 102, 136) 0.17 km Groceries & Supermarts ================== Giant(Compassvale Bow) 0.66 km NTUC Fairprice (Rivervale Plaza) 0.70 km NTUC Fairprice (Compassvale Link) 0.99 km Schools ====== North Vista Secondary School 0.41 km Serangoon Secondary School 0.51 km North Vista Primary School 0.82 km Chij Our Lady Of The Nativity 0.85 km North Spring Primary School 0.87 km Punggol Primary School 0.89 km Seng Kang Secondary School 0.93 km A unit NOT TO MISS !!!!!!!!! Grab before its gone !!!!!!!!! Call Patricia at 9-3-6-6-2-9-2-1 for viewing appointment
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3010958I
Automated Valuation based on 228 URA transactions
Fair Value
S$1.25M
S$1,414 psf
Asking Price
S$1.20M
S$1,359 psf
vs Market
-3.9%
vs Last Done
-8.7%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
228 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
228 comparable transactions
S$1,328
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
0%
Adjusted Fair Value PSF
S$1,414
Recent Comparable Transactions
10 shown · 228 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 Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.