Paya Lebar Crescent, Tai Seng, North-east Region, Singapore
$3,980,000
Luxury, Space & Freehold Prestige — Your Dream Family Home Awaits at Place-8 Rarely available and beautifully renovated, this freehold cluster house at Place-8, Paya Lebar Crescent offers the perfect blend of luxury, functionality, and exclusivity. Featuring a private lift to every level, spacious family-friendly interiors, and a peaceful setting close to top schools and amenities, this is a home that truly checks every box. Whether you are upgrading for more space or searching for a forever home with long-term value, this stunning residence delivers comfort, style, and convenience in one exceptional package. Property Highlights • Freehold cluster house in an exclusive enclave • Private lift access to all levels • 3 spacious bedrooms + helper’s room • Tastefully renovated, move-in condition • Quiet yet well-connected location • Near MRT stations, reputable schools, childcare, and amenities • Easy access to CTE and KPE View to Appreciate Homes like this are rarely available. Call Cheryl Chan at 9762 XXXX to arrange your exclusive viewing today.
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Total Transactions
3
Average Price
S3.1M
Total Value
S9.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 232 HDB resale transactions (data.gov.sg)
Fair Value
S$2.32M
S$708 psf
Asking Price
S$3.98M
S$1,216 psf
vs Market
+71.7%
vs Last Done
+60.6%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
232 comps
Nearest MRT
Bartley
882m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
232 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$708
Recent Comparable Transactions
10 shown · 232 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +7.1% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +7.1% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +7.6% vs FV | 99yr from 1985 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +7.6% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +7.3% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -5.6% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +7.3% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -5.6% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+7.1% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+7.1% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+7.6% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+7.6% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+7.3% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
-5.6% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+7.3% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
-5.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Serangoon, with a remaining lease of 91 years, stands at an estimated value of $2,317,846, translating to $708 PSF. This valuation notably exceeds the market baseline by 71.7%, indicating a robust demand within this segment of the HDB market. Such a significant premium suggests that this property is not only well-positioned within a sought-after locale but also reflects the escalating interest in larger HDB configurations as families seek more spacious living options.
Market dynamics in Serangoon are characterized by a high level of confidence, as evidenced by the analysis of 232 recent HDB resale transactions in the vicinity. The elevated model confidence supports the valuation's credibility, indicating that the observed price point is aligned with the prevailing market trends. As the remaining lease of 91 years provides ample time for appreciation, this property is poised to attract discerning buyers who value both longevity in tenure and the vibrant community that Serangoon offers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.