Lowland Road, Kovan, North-east Region, Singapore
$6,100,000
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Total Transactions
6
Average Price
S3.8M
Total Value
S23.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$2.19M
S$730 psf
Asking Price
S$6.10M
S$1,702 psf
vs Market
+178.4%
vs Last Done
+124.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
228m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$730
Recent Comparable Transactions
10 shown · 116 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 +3.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.7% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +3.8% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +4.4% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +4.1% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -8.5% vs FV | 99yr from 1985 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▼S$650 -11.0% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +0.8% vs FV | 99yr from 1985 |
Apr 2025 | Blk 316 SERANGOON AVE 2 Floor 01 TO 03 | 1,679sqft | S$1,236,000 | ▲S$736 +0.8% vs FV | 99yr from 1984 |
Apr 2025 | Blk 318 SERANGOON AVE 2 Floor 04 TO 06 | 1,604sqft | S$1,268,000 | ▲S$791 +8.4% vs FV | 99yr from 1985 |
Apr 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,625sqft | S$1,170,000 | ▼S$720 -1.4% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.7% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+3.8% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+4.4% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+4.1% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
-8.5% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
-11.0% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+0.8% vs FV
Blk 316 SERANGOON AVE 2
Apr 2025 · Floor 01 TO 03
+0.8% vs FV
Blk 318 SERANGOON AVE 2
Apr 2025 · Floor 04 TO 06
+8.4% vs FV
Blk 317 SERANGOON AVE 2
Apr 2025 · Floor 10 TO 12
-1.4% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the sought-after Serangoon area boasts a remarkable estimated value of $2,191,302, translating to approximately $730 PSF. With a remaining lease of 75 years, this property presents a compelling investment opportunity, particularly given its significant market signal indicating a valuation that is 178.4% above the baseline. Such a premium positioning in the market underscores the desirability of the Serangoon locale, which is characterized by a robust demand for residential properties.
Our high model confidence, derived from an analysis of 116 recent HDB resale transactions within the vicinity, reinforces the validity of this valuation. This strong market performance is reflective of the area's strategic location, accessibility to key amenities, and an overall appealing living environment, which consistently attracts both homebuyers and investors alike. As the property market in Singapore continues to evolve, the enduring appeal of HDB Executive flats, especially in prime districts like Serangoon, signifies a resilient and dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.