-Beautifully renovated unit -pool view facing ground floor patio This exquisite 2 bedroom, 2 bathroom condominium, available for sale now, is located at 18, Upper Serangoon Crescent, Singapore, encompassing a generous 947 sqft of living space. Ideal for families, this unit features modern kitchen furnishings, air conditioning, and a cozy balcony perfect for relaxation. The property is conveniently situated just 1.2 km from North Vista Secondary School and 1.3 km from Sengkang Secondary School, making it a great choice for families with school-going children. For shopping enthusiasts, FairPrice Rivervale Plaza is only 1 km away, while Rivervale Plaza shopping mall is just 1.2 km from your doorstep, providing a variety of retail options. Enjoy peace of mind with security guard services and covered car parking. Don’t miss out on this fantastic opportunity to own a beautiful home in a prime location. Schedule a viewing today and take the first step towards your new lifestyle!
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2250 URA transactions
Fair Value
S$969,262
S$1,024 psf
Asking Price
S$1.37M
S$1,445 psf
vs Market
+41.1%
vs Last Done
+3.7%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
2250 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2250 comparable transactions
S$1,355
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
+4%
Adjusted Fair Value PSF
S$1,024
Recent Comparable Transactions
10 shown · 2250 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +36.1% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +36.1% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 786sqft | S$1,040,000 | ▲S$1,324 +29.3% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 1,033sqft | S$1,360,888 | ▲S$1,317 +28.6% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 11-15 | 1,023sqft | S$1,450,000 | ▲S$1,418 +38.5% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +45.8% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +3.6% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +45.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 614sqft | S$1,070,000 | ▲S$1,744 +70.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 517sqft | S$825,000 | ▲S$1,597 +56.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 463sqft | S$790,000 | ▲S$1,707 +66.7% vs FV | 99 yrs lease commencing from 2018 |
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+36.1% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+36.1% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+29.3% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+28.6% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 11-15
+38.5% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+45.8% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+3.6% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+45.3% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+70.3% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+56.0% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+66.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2250 URA transactions (0 outliers removed), adjusted for: Tenure decay (27.3% discount); AI-detected value boosters: renovated, pool view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.