Plantation Avenue, Serangoon Garden, North-east Region, Singapore
$4,288,888
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Total Transactions
1
Average Price
S6.3M
Total Value
S6.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 119 HDB resale transactions (data.gov.sg)
Fair Value
S$1.24M
S$694 psf
Asking Price
S$4.29M
S$2,399 psf
vs Market
+245.5%
vs Last Done
+216.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
119 comps
Nearest MRT
Serangoon
1043m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
119 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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$694
Recent Comparable Transactions
10 shown · 119 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 +9.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +9.1% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +9.2% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +9.8% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +9.5% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -3.7% vs FV | 99yr from 1985 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▼S$650 -6.3% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +6.1% vs FV | 99yr from 1985 |
Apr 2025 | Blk 316 SERANGOON AVE 2 Floor 01 TO 03 | 1,679sqft | S$1,236,000 | ▲S$736 +6.1% vs FV | 99yr from 1984 |
Apr 2025 | Blk 318 SERANGOON AVE 2 Floor 04 TO 06 | 1,604sqft | S$1,268,000 | ▲S$791 +14.0% vs FV | 99yr from 1985 |
Apr 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,625sqft | S$1,170,000 | ▲S$720 +3.7% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+9.1% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+9.1% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+9.2% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+9.8% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+9.5% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
-3.7% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
-6.3% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+6.1% vs FV
Blk 316 SERANGOON AVE 2
Apr 2025 · Floor 01 TO 03
+6.1% vs FV
Blk 318 SERANGOON AVE 2
Apr 2025 · Floor 04 TO 06
+14.0% vs FV
Blk 317 SERANGOON AVE 2
Apr 2025 · Floor 10 TO 12
+3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $1,241,302, translating to $694 PSF. This valuation is notably positioned above the market average, with a remarkable 245.5% difference from the baseline. Such a significant deviation indicates robust demand and a strong buyer sentiment in the Serangoon area, further underscored by the high model confidence rating associated with this analysis.
With data derived from 119 recent HDB resale transactions in the vicinity, it is clear that this property is benefiting from both the intrinsic value associated with its executive classification and the advantageous remaining lease period of 75 years. The Serangoon district is increasingly recognized as a thriving residential hub, characterized by its accessibility, amenities, and community lifestyle, which collectively bolster property values. In this context, the premium valuation reflects not just the current market dynamics but also a strategic investment for discerning buyers seeking long-term appreciation in one of Singapore's coveted locales.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.