53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$1,900,000
Fully Renovated - all original carpentry removed and replaced. Bathrooms overlaid with premium tiles. 95% move in condition. Minor touch ups only High rental yield 4% Combined rental can reach $6200 per month Free shuttle bus to Hougang MRT (future interchange) Next to fair price supermarket Near many amenities such as clinics, hairdressers, coffee shops etc. Pool view of both Boathouse Residences and Heron Bay Studio and main unit has individual balcony with motorized Ziptrak installed - Easy to rent out to tenants 1-1 carpark lot guaranteed Additional carpark lot has to be balloted every 3 months Potentially can stay without monthly cash top up to mortgage if studio unit is rented. (Contact me for calculations) Call Marcus for an exclusive viewing today!
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2267 URA transactions
Fair Value
S$1.22M
S$992 psf
Asking Price
S$1.90M
S$1,548 psf
vs Market
+56.1%
vs Last Done
+11.0%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
2267 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2267 comparable transactions
S$1,345
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
+5%
Adjusted Fair Value PSF
S$992
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | SENGKANG EAST AVENUE | 753 | S$1,050,000 | S$1,394 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | SENGKANG EAST AVENUE | 753 | S$1,050,000 | S$1,394 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | SENGKANG EAST AVENUE | 786 | S$1,040,000 | S$1,324 | 01-05 | 99 yrs lease commencing from 2010 |
| 2025-08 | SENGKANG EAST AVENUE | 1,033 | S$1,360,888 | S$1,317 | 01-05 | 99 yrs lease commencing from 2010 |
| 2025-08 | SENGKANG EAST AVENUE | 1,023 | S$1,450,000 | S$1,418 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | UPPER SERANGOON VIEW | 1,507 | S$2,250,000 | S$1,493 | 16-20 | 99 yrs lease commencing from 2012 |
| 2025-08 | UPPER SERANGOON VIEW | 2,465 | S$2,615,000 | S$1,061 | 16-20 | 99 yrs lease commencing from 2001 |
| 2025-08 | UPPER SERANGOON CRESCENT | 1,109 | S$1,650,000 | S$1,488 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | HOUGANG AVENUE 7 | 614 | S$1,070,000 | S$1,744 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | HOUGANG AVENUE 7 | 517 | S$825,000 | S$1,597 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | HOUGANG AVENUE 7 | 463 | S$790,000 | S$1,707 | 11-15 | 99 yrs lease commencing from 2018 |
Showing 10 most recent transactions from 2267 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2267 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount); AI-detected value boosters: fully renovated, move-in condition, pool view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.