2 Lorong Lew Lian 531002, Upper Paya Lebar, North-east Region, Singapore
$450,000
Discover a charming 3 Room apartment at Block 2 Lorong Lew Lian, located in a highly sought-after neighbourhood known for its excellent connectivity and everyday convenience. The home features a bright and breezy living environment, with a practical layout that maximises space for comfortable living. Natural light fills the living and dining areas, creating a warm and inviting atmosphere ideal for both relaxation and hosting family or friends. Strategically positioned near Serangoon MRT Interchange (North East Line and Circle Line), residents enjoy seamless connectivity to the rest of Singapore. Daily necessities are also well within reach with NEX Shopping Mall, supermarkets, eateries and neighbourhood amenities located just minutes away. Families will appreciate the proximity to several reputable schools in the area, making it a practical home choice for young families. Whether you are a first-time buyer, upgrader, or investor, this home offers a wonderful opportunity to own a property in a mature and well-connected estate. Property Highlights • Bright and well ventilated living spaces • Functional layout with comfortable living areas • Excellent connectivity via Serangoon MRT interchange • Close to NEX Shopping Mall and daily conveniences • Surrounded by food centres, supermarkets and amenities • Located in an established and vibrant neighbourhood A rare opportunity to secure a well located home with strong lifestyle convenience.
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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: L3002382K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$326,039
S$473 psf
Asking Price
S$450,000
S$653 psf
vs Market
+38.0%
vs Last Done
+5.0%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Serangoon
251m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$631
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$473
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
May 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
Apr 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 689sqft | S$462,000 | ▲S$671 +41.9% vs FV | 99yr from 1978 |
Jan 2025 | Blk 3 LOR LEW LIAN Floor 10 TO 12 | 689sqft | S$450,000 | ▲S$653 +38.1% vs FV | 99yr from 1978 |
May 2024 | Blk 3 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$398,000 | ▲S$578 +22.2% vs FV | 99yr from 1978 |
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
Apr 2025 · Floor 13 TO 15
+41.9% vs FV
Blk 3 LOR LEW LIAN
Jan 2025 · Floor 10 TO 12
+38.1% vs FV
Blk 3 LOR LEW LIAN
May 2024 · Floor 04 TO 06
+22.2% 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 $326,039, translating to $473 per square foot. This valuation reflects a significant market signal, indicating a premium of 38% above the baseline valuation for similar properties in the area. Such a substantial divergence from the baseline suggests a heightened demand for HDB units in this vibrant district, driven by Serangoon's strategic location and robust community amenities.
However, it is essential to approach this valuation with caution, as the model confidence is rated as low. This low confidence level arises from the limited dataset of only four recent HDB resale transactions in the vicinity, which may not fully encompass the current market dynamics. The remaining lease of 50 years also introduces a variable factor in the valuation, as potential buyers may weigh the implications of a diminishing lease term on future resale potential. In a market characterized by evolving buyer preferences and economic conditions, investors should consider these factors carefully when evaluating the attractiveness of this property in Serangoon.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.