408a Northshore Drive 821408, Northshore, North-east Region, Singapore
$520,000
New listing !! Corner 2-Room Flat – 408A Northshore Drive Unit Highlights: • Spacious and bright 2-room flat, Mid floor – enjoy unblocked views and a breezy open outlook. • No afternoon sun – South east facing ,cool and comfortable in the later part of the day. • Fully renovated, clean and modern – move-in ready. • Fully air-conditioned throughout for comfortable living. • Includes a household shelter (utility/storage room) for extra convenience. • Simple, functional layout – ideal for singles and couples looking for a stylish but manageable home. • Excellent location: just next to the developed neighbourhood centre at Northshore, meaning everyday conveniences are literally steps away. Seller requires 3 months extension.. All races and citizenship are eligible. Call Linda at 9237XXXX now for viewing ! Location & Amenities (why this area stands out): • The flat is located right beside Northshore Plaza (Plaza I & II) — a “new generation” waterfront mall and neighbourhood centre, offering supermarket, dining, retail, health & enrichment services. • Excellent connectivity: the development along Northshore Drive is well served by the Sengkang–Punggol LRT line, and neighbouring MRT/LRT stations such as Samudera LRT and Punggol Point LRT give you good access to the wider network. • Leisure & green spaces: The Northshore / Punggol waterfront precinct offers promenades, park connectors, seaside breezes and views — perfect for jogs, cycling, or relaxed weekend strolls. • Retail and lifestyle options are plentiful: additional malls such as Waterway Point are within reach, offering further shopping, food & entertainment. • Family-friendly area: Even though you’re marketing to singles/couples, it helps that the area has good schools, childcare/enrichment options and amenities — adding to long-term value.
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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…


License: L3002382K
Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$322,438
S$638 psf
Asking Price
S$520,000
S$1,030 psf
vs Market
+61.3%
vs Last Done
+68.3%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Punggol
1307m 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
This valuation report assesses a 2-room HDB unit located in the vibrant Serangoon district, boasting a remaining lease of 93 years. The estimated valuation stands at $322,438, translating to a noteworthy $638 per square foot (PSF). This valuation is particularly compelling, as it reflects a significant market signal that positions the property above the baseline by an impressive 61.3%. Such a premium indicates a robust demand for residential units in the area, likely driven by Serangoon's strategic connectivity and diverse amenities.
However, it is critical to note that the model confidence for this valuation is categorized as low, primarily due to the limited data derived from only two recent HDB resale transactions in the vicinity. This constraint may suggest variability in market perceptions and buyer sentiment, underscoring the need for potential investors to conduct further due diligence. Given the remaining lease of 93 years, this property presents a unique opportunity, particularly as the long lease can mitigate concerns commonly associated with shorter leases in the HDB market. Overall, while the valuation suggests an attractive prospect, stakeholders should remain cognizant of the ever-evolving market dynamics that could influence future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.