25 Upper Serangoon View 534046, Kangkar, North-east Region, Singapore
$1,800,000
High Floor. Bright and Windy. BOATHOUSE RESIDENCES - 3 bedrooms with utilities room. Nearby Primary Schools - CHIJ (Our Lady of the Nativity) - North Vista Primary School - Punggol Primary School Near Park Connector - Perfect for daily jogging by the riverside. Condo Shuttle Bus - Easy travel to Hougang MRT station, bus interchange station and shopping malls. Short Walk to Daily Amenities - NTUC Fairprice supermarket - Coffee shop
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Total Transactions
152
Average Price
S1.2M
Total Value
S175.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 134 URA transactions
Fair Value
S$1.56M
S$1,396 psf
Asking Price
S$1.80M
S$1,609 psf
vs Market
+15.3%
vs Last Done
+9.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
134 comps
Nearest MRT
Hougang
1276m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
134 comparable transactions
S$1,286
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,396
Recent Comparable Transactions
10 shown · 134 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,150,000 | ▲S$1,469 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,150,000 | ▲S$1,469 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON VIEW Floor 11-15 | 915sqft | S$1,308,000 | ▲S$1,430 +2.4% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,119sqft | S$1,525,000 | ▼S$1,362 -2.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,050,000 | ▲S$1,400 +0.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +1.8% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,195sqft | S$1,490,000 | ▼S$1,247 -10.7% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 732sqft | S$1,080,000 | ▲S$1,476 +5.7% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON VIEW Floor 11-15 | 915sqft | S$1,200,000 | ▼S$1,312 -6.0% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 624sqft | S$800,000 | ▼S$1,281 -8.2% vs FV | 99 yrs lease commencing from 2011 |
Feb 2025 | UPPER SERANGOON VIEW Floor 01-05 | 732sqft | S$998,000 | ▼S$1,363 -2.4% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 11-15
+2.4% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
-2.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+0.3% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+1.8% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 01-05
-10.7% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
+5.7% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 11-15
-6.0% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
-8.2% vs FV
UPPER SERANGOON VIEW
Feb 2025 · Floor 01-05
-2.4% 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.