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Total Transactions
5
Average Price
S1.7M
Total Value
S8.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 379 HDB resale transactions (data.gov.sg)
Fair Value
S$4.93M
S$604 psf
Asking Price
S$15.00M
S$1,836 psf
vs Market
+204.0%
vs Last Done
+144.1%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
379 comps
Nearest MRT
Serangoon
812m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
379 comparable transactions
S$648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$604
Recent Comparable Transactions
10 shown · 379 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 425 SERANGOON AVE 1 Floor 07 TO 09 | 1,130sqft | S$850,000 | ▲S$752 +24.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 425 SERANGOON AVE 1 Floor 07 TO 09 | 1,130sqft | S$850,000 | ▲S$752 +24.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 307 SERANGOON AVE 2 Floor 04 TO 06 | 1,001sqft | S$600,000 | ▼S$599 -0.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 328 SERANGOON AVE 3 Floor 01 TO 03 | 1,119sqft | S$770,000 | ▲S$688 +13.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 228 SERANGOON AVE 4 Floor 13 TO 15 | 980sqft | S$650,000 | ▲S$664 +9.9% vs FV | 99yr from 1984 |
Mar 2026 | Blk 206 SERANGOON CTRL Floor 01 TO 03 | 904sqft | S$661,888 | ▲S$732 +21.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 111 SERANGOON NTH AVE 1 Floor 04 TO 06 | 980sqft | S$558,000 | ▼S$570 -5.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 110 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,066sqft | S$580,000 | ▼S$544 -9.9% vs FV | 99yr from 1984 |
Mar 2026 | Blk 529 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,163sqft | S$728,000 | ▲S$626 +3.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 425 SERANGOON AVE 1 Floor 13 TO 15 | 1,216sqft | S$910,000 | ▲S$748 +23.8% vs FV | 99yr from 1989 |
Feb 2026 | Blk 307 SERANGOON AVE 2 Floor 04 TO 06 | 980sqft | S$645,000 | ▲S$658 +8.9% vs FV | 99yr from 1985 |
Blk 425 SERANGOON AVE 1
Mar 2026 · Floor 07 TO 09
+24.5% vs FV
Blk 425 SERANGOON AVE 1
Mar 2026 · Floor 07 TO 09
+24.5% vs FV
Blk 307 SERANGOON AVE 2
Mar 2026 · Floor 04 TO 06
-0.8% vs FV
Blk 328 SERANGOON AVE 3
Mar 2026 · Floor 01 TO 03
+13.9% vs FV
Blk 228 SERANGOON AVE 4
Mar 2026 · Floor 13 TO 15
+9.9% vs FV
Blk 206 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+21.2% vs FV
Blk 111 SERANGOON NTH AVE 1
Mar 2026 · Floor 04 TO 06
-5.6% vs FV
Blk 110 SERANGOON NTH AVE 1
Mar 2026 · Floor 01 TO 03
-9.9% vs FV
Blk 529 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+3.6% vs FV
Blk 425 SERANGOON AVE 1
Feb 2026 · Floor 13 TO 15
+23.8% vs FV
Blk 307 SERANGOON AVE 2
Feb 2026 · Floor 04 TO 06
+8.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property in Serangoon, with a remaining lease of 64 years, has been assessed at an estimated value of $4,934,007, translating to a substantial $604 per square foot (PSF). This figure not only signifies a robust investment opportunity but also reflects a market signal that is notably above the prevailing market baseline, with a staggering 204% difference. Such a premium valuation indicates strong demand and desirability in the Serangoon area, which is characterized by its strategic location, comprehensive amenities, and vibrant community life.
Analyzing the market dynamics, this valuation is supported by a comprehensive review of 379 recent HDB resale transactions within the vicinity, underscoring the model's high confidence level. The significant premium over the baseline is indicative of a competitive market landscape, where factors such as scarcity of available units, proximity to key infrastructure, and ongoing urban developments contribute to price appreciation. As the demand for quality housing continues to rise in Singapore, particularly in sought-after neighborhoods like Serangoon, this property stands as a prime example of the intersection between remaining lease duration and market desirability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.