Cozy and beautiful 3BR, high floor with 3 proper bedrooms and 3 bathrooms Direct access to a basement carpark from your doorstep. Tastefully renovated with a 12-15 minute walk to the Hougang MRT (approx. 811m). Hougang Mall 24 hours Fairprice at Hougang Mall Sheng Siong supermarket at River court Close to a wide range of amenities and TPE/KPE. Within 1km of reputable primary schools: CHIJ Our Lady of the Nativity Holy Innocents’ Primary School. Within 1-2km to: Punggol Primary School Montfort Junior School Xinghua Primary School North Vista Primary School Xinmin Primary School Yio Chu Kang Primary School proximity to Seimpi Education (1.3 km) and Blossom Educare Centre (1.5 km) A perfect choice for a long-term stay. Call Emirly Tan at 9627XXXX, your D19 neighbourhood resident agent, for a fast viewing appointment!
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Total Transactions
85
Average Price
S994K
Total Value
S84.5M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1693 URA transactions · 1 outliers removed (IQR)
Fair Value
S$588,952
S$552 psf
Asking Price
S$1.58M
S$1,482 psf
vs Market
+168.3%
vs Last Done
-0.7%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
1693 comps
Nearest MRT
Hougang
825m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1693 comparable transactions
S$1,394
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$552
Recent Comparable Transactions
10 shown · 1693 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +170.5% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +170.5% 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 +92.2% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 614sqft | S$1,070,000 | ▲S$1,744 +215.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 517sqft | S$825,000 | ▲S$1,597 +189.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 463sqft | S$790,000 | ▲S$1,707 +209.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 872sqft | S$1,630,000 | ▲S$1,870 +238.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 06-10 | 463sqft | S$780,000 | ▲S$1,685 +205.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,109sqft | S$1,930,000 | ▲S$1,741 +215.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 861sqft | S$1,205,000 | ▲S$1,399 +153.4% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 474sqft | S$705,000 | ▲S$1,489 +169.7% vs FV | 99 yrs lease commencing from 2014 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+170.5% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+170.5% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+92.2% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+215.9% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+189.3% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+209.2% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+238.8% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 06-10
+205.3% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+215.4% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+153.4% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+169.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1693 URA transactions (1 outliers removed), adjusted for: Tenure decay (61.5% discount); MRT Hougang 825m away (+1%); AI-detected value boosters: renovated (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.