38 Lorong Ong Lye 536407, Upper Paya Lebar, North-east Region, Singapore
$1,950,000
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Total Transactions
11
Average Price
S1.6M
Total Value
S17.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 7 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.82M
S$1,232 psf
Asking Price
S$1.95M
S$1,322 psf
vs Market
+7.3%
vs Last Done
+3.6%
Tenure
Freehold
No lease decay
Confidence
Medium
7 comps
Nearest MRT
Serangoon
607m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$1,220
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,232
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | LORONG ONG LYE Floor 01-05 | 1,152sqft | S$1,470,000 | ▲S$1,276 +3.6% vs FV | Freehold |
May 2025 | LORONG ONG LYE Floor 01-05 | 1,152sqft | S$1,470,000 | ▲S$1,276 +3.6% vs FV | Freehold |
Aug 2024 | LORONG ONG LYE Floor 01-05 | 1,690sqft | S$1,958,000 | ▼S$1,159 -5.9% vs FV | Freehold |
Aug 2024 | LORONG ONG LYE Floor 01-05 | 1,475sqft | S$1,890,000 | ▲S$1,282 +4.1% vs FV | Freehold |
Apr 2024 | LORONG ONG LYE Floor 01-05 | 1,518sqft | S$1,760,000 | ▼S$1,160 -5.8% vs FV | Freehold |
Apr 2024 | LORONG ONG LYE Floor 01-05 | 1,475sqft | S$1,825,000 | ▲S$1,238 +0.5% vs FV | Freehold |
Aug 2023 | LORONG ONG LYE Floor 01-05 | 1,690sqft | S$1,838,000 | ▼S$1,088 -11.7% vs FV | Freehold |
Jun 2023 | LORONG ONG LYE Floor 01-05 | 1,152sqft | S$1,480,000 | ▲S$1,285 +4.3% vs FV | Freehold |
LORONG ONG LYE
May 2025 · Floor 01-05
+3.6% vs FV
LORONG ONG LYE
May 2025 · Floor 01-05
+3.6% vs FV
LORONG ONG LYE
Aug 2024 · Floor 01-05
-5.9% vs FV
LORONG ONG LYE
Aug 2024 · Floor 01-05
+4.1% vs FV
LORONG ONG LYE
Apr 2024 · Floor 01-05
-5.8% vs FV
LORONG ONG LYE
Apr 2024 · Floor 01-05
+0.5% vs FV
LORONG ONG LYE
Aug 2023 · Floor 01-05
-11.7% vs FV
LORONG ONG LYE
Jun 2023 · Floor 01-05
+4.3% 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.