232c Sumang Lane 823232, Matilda, North-east Region, Singapore
$358,000






















Your ideal home at 232C, not facing the highway. Step into your new life at 232C Sumang Lane, where comfort and convenience merge seamlessly. This charming 1-bedroom apartment offers an inviting atmosphere and an ideal location, perfect for individuals or couples seeking a cozy home. With a competitive price and proximity to essential amenities, this property stands out as an excellent investment opportunity. **Nearby Schools:** - Outram Secondary School (0.49 km) - PCF Sparkletots Preschool @ Sengkang West Blk 330A (0.61 km) - Springdale Primary School (0.8 km) - MOE Kindergarten @ Springdale (0.8 km) - Punggol Green Primary School (0.97 km) - MOE Kindergarten @ Punggol Green (0.97 km) **MRT/LRT Stations:** - Farmway (0.55 km) - Cheng Lim (0.76 km) - Soo Teck (0.88 km) Embrace the convenience of living near educational institutions and transport links. Contact Clive Gum at 9857XXXX today to schedule a viewing and make this charming property your new home! Resident Trusted Advisor Specialist Clivegumdotcom Review by Seller Daniel & Jasmine: Clive Gum helped us with one of the most important transitions. Selling our house of 21 Years was an emotional experience. He offered sound advice at every step of the process. Clive is highly knowledgeable about the Real Estate market and his networking ability went a long way in ensuring that our listing got proper exposure. He wasted no time and found us the perfect buyer within a month. Always serve with a great smile, Clive Gum is professional and adept. WHY ENGAGE ME? Coupled with Natural & Advance Persuasive Skills to help your buyers make decisions FAST !! Hey there everyone! I'm Clive Gum, a highly experienced real estate agent with over 20 years in the industry. I specialize in residential and commercial transactions and've completed over 350 property deals to date. To stay ahead of the game, I've attended a total of 31 trainings and seminars to keep up with the latest industry regulations and trends.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$261,143
S$638 psf
Asking Price
S$358,000
S$875 psf
vs Market
+37.1%
vs Last Done
+43.0%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Sengkang
1286m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$638
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -4.1% vs FV | 99yr from 1978 |
Aug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -4.1% vs FV | 99yr from 1978 |
May 2024 | Blk 8 LOR LEW LIAN Floor 10 TO 12 | 474sqft | S$286,000 | ▼S$604 -5.3% vs FV | 99yr from 1978 |
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-4.1% vs FV
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-4.1% vs FV
Blk 8 LOR LEW LIAN
May 2024 · Floor 10 TO 12
-5.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room unit in Serangoon, with a remaining lease of 91 years, is estimated at $261,143, translating to a price per square foot (PSF) of $638. This valuation stands above the market baseline by an impressive 37.1%, indicating a strong demand for HDB properties in this locale. Such a significant premium suggests that buyers are recognizing the inherent value of living in Serangoon, a district known for its vibrant community amenities and connectivity.
However, it is important to note the model confidence in this valuation is categorized as low. This is primarily due to the limited data pool, derived from only two recent HDB resale transactions in the vicinity. This scarcity of comparable sales can lead to potential volatility in pricing, making it essential for prospective buyers and investors to exercise caution. Monitoring the ongoing market dynamics in Serangoon will be pivotal in understanding future price movements and the sustainability of this premium valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.