Glasgow Road, Kovan, North-east Region, Singapore
$4,800,000










-Freehold -Corner Terrace -Good Land Size -Original Condition -Great for Own Design and Renovation -Asking PSF below last transacted in the estate -Able to Build 4 Ensuite Bedrooms 1st Storey: Car Porch, Living Room, Dining Room, Kitchen, Utility Room, Yard, W.C 2nd Storey: Master Room with Balcony and attached Bathroom, Family Room, Bathroom (Can be converted to ensuite room) 3rd Storey: 2 Common Bedrooms and 1 Bathroom -Within 1KM to Serangoon Garden Market and Chomp Chomp Food Centre -Within 1.5KM to NEX, myVillage and Heartland Mall -Within 1.5KM to Serangoon MRT, Kovan MRT and Lorong Chuan MRT -Within 1.5KM to Rosyth School Riko Associate Group Director Propnex Realty Pte Ltd Disclaimer : All land & built up area are based on approximate measurements and subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representation of fact Serangoon Garden Way .Yio Chu Kang Road. Marlene Avenue .Kovan Estate .Kovan Road .Jalan Sahabat .Hendry Close .Highland Road .Highland Close .Highland Walk .Jalan Chorak .Hillside Drive .Hillside Drive .Hillside Terrace .Lange Road .Sirat Road .Sirat Place .Ee Teow Leng Road .Yio Chu Kang Terrace .Eaton Place .Hong Lee Place .Dix Road .Chiap Guan Ave .Leith Park .Jansen Road .Jansen Close .Palm Grove Avenue .Glasgow Road .Flower Road .Teow Hock Avenue .Richards Place .Richards Avenue .Lowland Road .Simon Road .Simon Walk .Florence Road .Florence Close .Lim Ah Pin Road .Joo Hong Road .Da Silva Lane .Phillips Avenue .Rosyth Road .Rosyth Avenue. Rosyth Terrace .Sandilands Road .Parry Avenue .Parry Road .Parry View .Parry Walk .Parry Terrace .Chuan Hoe Avenue . Jalan Limbok .Limbok Terrace .Jalan Tani .Jalan Arif .West Poh Huat Road .Robey Crescent .Poh Huat Crescent .Poh Huat Drive .Poh Huat Terrace .Park Villas Terrace .Park Villas Green .Kang Choo Bin Road .Surin Ave. Charlton Rd.
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Total Transactions
36
Average Price
S5.5M
Total Value
S198.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$1.88M
S$710 psf
Asking Price
S$4.80M
S$1,814 psf
vs Market
+155.6%
vs Last Done
+174.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
981m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$710
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.8% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +5.8% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +5.4% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +6.6% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▼S$699 -1.5% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▼S$686 -3.4% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▼S$636 -10.4% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +8.0% vs FV | 99yr from 1989 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -19.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +4.9% vs FV | 99yr from 1998 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+5.8% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+5.4% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+6.6% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
-1.5% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
-3.4% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
-10.4% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+8.0% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-19.3% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon, estimated at $1,878,217 or $710 PSF, reflects a significant appreciation in the local real estate market. With a remaining lease of 75 years, this property sits comfortably within the competitive landscape of HDB transactions, exhibiting a robust market signal that indicates its valuation is approximately 155.6% above the baseline. This premium positioning suggests heightened demand for HDBs in the Serangoon area, fueled by its strategic location and the desirable amenities that the neighborhood offers.
The model confidence for this valuation is rated as high, derived from a comprehensive analysis of 116 recent HDB resale transactions in the vicinity. Such a substantial dataset reinforces the credibility of the valuation, ensuring that it is reflective of current market dynamics. The ongoing interest in executive HDBs, particularly those with ample lease duration, indicates a trend where buyers are willing to invest significantly in properties that promise both functional living spaces and long-term value retention. This analysis underscores the importance of lease tenure in influencing buyer sentiment and market pricing strategies within the Singaporean HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.