2 Lorong Lew Lian 531002, Upper Paya Lebar, North-east Region, Singapore
$458,000
*PURE SELLING* READY SELLER! *2 MINS WALK TO SERANGOON MRT!* *1KM TO MARIS STELLA HIGH SCHOOL!* ===MRT=== 1. SERANGOON (254M AWAY) CC13, NE12 2. BARTLEY (965M AWAY) CC12 ==BUS STOPS== 1. BLK 416 (62189) (104M AWAY) Services: 101, 103, 317 2. OPP BLK 1 (62141) (116M AWAY) Services: 22, 43, 45, 53, 58, 70M, 70, 101, 103, 107M, 107, 116, 153, 317 3. PAYA LEBAR CAMP (62149) (128M AWAY) Services: 22, 43, 45, 53, 58, 70M, 70, 81, 82, 101, 103, 107M, 107, 153, 317 4. BLK 421 (62179) (232M AWAY) Services: 158 5. S'GOON STN (66359) (264M AWAY) Services: 22, 43, 53, 70M, 70, 116, 315 6. PAYA LEBAR CAMP (62051) (266M AWAY) Services: 22, 24, 43, 45, 53, 58, 70M, 70, 76, 80 ==SHOPPING MALL== 1. NEX (374M AWAY) 23 SERANGOON CENTRAL (S)556083 ==CC== 1. BRADDELL HEIGHTS CC (581M AWAY) 50 Serangoon Avenue 2 ==GROCERIES / SUPERMARKET== 1. NTUC (344M AWAY) #03-42 23 Serangoon Central Singapore 556083 Hours: 12:00 AM-11:59 PM 2. COLD STORAGE (374M AWAY) 23 SERANGOON CENTRAL #B2-44/45 NEX S(556083) Hours: 9.00AM - 10.30PM 3. GIANT (547M AWAY) Serangoon Central Drive Blk 266 Serangoon Central Drive #01-255 Singapore 550266 Hours: 24 Hours ==LIBRARY== 1. SERANGOON PUBLIC LIBRARY (427M AWAY) 23 Serangoon Central ===SCHOOL=== 1. MARIS STELLA HIGH SCHOOL 2. PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) 3. YANGZHENG PRIMARY SCHOOL INTEREST PARTIES PLEASE CONTACT: EUNICE 9 7 1 1 4 7 6 5
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 196 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$333,828
S$485 psf
Asking Price
S$458,000
S$665 psf
vs Market
+37.2%
vs Last Done
+1.8%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
196 comps
Nearest MRT
Serangoon
251m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
196 comparable transactions
S$646
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$485
Recent Comparable Transactions
10 shown · 196 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▲S$653 +34.6% vs FV | 99yr from 1983 |
Mar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▲S$653 +34.6% vs FV | 99yr from 1983 |
Mar 2026 | Blk 303 SERANGOON AVE 2 Floor 04 TO 06 | 753sqft | S$525,000 | ▲S$697 +43.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 237 SERANGOON AVE 3 Floor 07 TO 09 | 689sqft | S$500,000 | ▲S$726 +49.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 102 SERANGOON NTH AVE 1 Floor 01 TO 03 | 775sqft | S$430,000 | ▲S$555 +14.4% vs FV | 99yr from 1984 |
Mar 2026 | Blk 108 SERANGOON NTH AVE 1 Floor 07 TO 09 | 646sqft | S$380,000 | ▲S$588 +21.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 115 SERANGOON NTH AVE 1 Floor 04 TO 06 | 721sqft | S$380,000 | ▲S$527 +8.7% vs FV | 99yr from 1985 |
Feb 2026 | Blk 245 SERANGOON AVE 2 Floor 10 TO 12 | 689sqft | S$525,000 | ▲S$762 +57.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 311 SERANGOON AVE 2 Floor 04 TO 06 | 721sqft | S$490,000 | ▲S$679 +40.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 220 SERANGOON AVE 4 Floor 04 TO 06 | 721sqft | S$433,000 | ▲S$600 +23.7% vs FV | 99yr from 1984 |
Feb 2026 | Blk 204 SERANGOON CTRL Floor 04 TO 06 | 689sqft | S$515,000 | ▲S$748 +54.2% vs FV | 99yr from 1985 |
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
+34.6% vs FV
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
+34.6% vs FV
Blk 303 SERANGOON AVE 2
Mar 2026 · Floor 04 TO 06
+43.7% vs FV
Blk 237 SERANGOON AVE 3
Mar 2026 · Floor 07 TO 09
+49.7% vs FV
Blk 102 SERANGOON NTH AVE 1
Mar 2026 · Floor 01 TO 03
+14.4% vs FV
Blk 108 SERANGOON NTH AVE 1
Mar 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 115 SERANGOON NTH AVE 1
Mar 2026 · Floor 04 TO 06
+8.7% vs FV
Blk 245 SERANGOON AVE 2
Feb 2026 · Floor 10 TO 12
+57.1% vs FV
Blk 311 SERANGOON AVE 2
Feb 2026 · Floor 04 TO 06
+40.0% vs FV
Blk 220 SERANGOON AVE 4
Feb 2026 · Floor 04 TO 06
+23.7% vs FV
Blk 204 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+54.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Serangoon, with a remaining lease of 50 years, stands at an estimated value of $333,828 or $485 PSF. This figure not only reflects the intrinsic value of the property but also positions it significantly above the market baseline, with a substantial 37.2% premium. Such a deviation indicates a strong demand for properties in this region, underscoring Serangoon's appeal amidst the competitive landscape of Singapore's real estate market.
Our analysis is bolstered by data derived from 196 recent HDB resale transactions in the vicinity, providing a solid foundation for the high model confidence associated with this valuation. The combination of a relatively long remaining lease and the area's robust market signals suggests a favorable environment for both current homeowners and potential investors. As the demand for HDB properties continues to grow, this unit exemplifies the dynamic nature of the market, highlighting the importance of strategic investment in regions with strong growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.