57 Upper Serangoon View 534017, Kangkar, North-east Region, Singapore
$1,750,000















The perfect unit for families! Located in the heart of District 19, Heron Bay boasts an array of recreational and commercial amenities for families and tenants that are looking for a convenient and well developed estate to live in. (Unit highlight & features) ~ Huge balcony offering a stunning pool view ~ Bright & breezy unit with natural lighting ~ South East facing ~ Rectangular layout ~ Spacious rooms and living space ~ Enclosed kitchen with a bomb shelter & yard ~ In the heart of District 19 (Sengkang, Punggol, Hougang) ~ Well-equipped gym ~ Swimming pool ~ Tennis court ~ Function room ~ BBQ pits ~ Free shuttle bus service to & fro Hougang MRT (Nearby amenities) Nearest LRT/MRT/Bus ~ Kangkar (SE4) - 18 mins walk ~ Hougang (NE14) - Free daily shuttle bus ~ 4 bus stops within 5 mins walk Nearest shopping/food ~ Hougang Capeview (Fairprice & Coffee shop)- 1min walk (Just opposite) Nearest schools ~ 8 childcare centres within 1km ~ 4 kindergartens within 1km ~ Schools within 1km - Punggol primary - CHIJ Our Lady of The Nativity - Serangoon Secondary School - Holy Innocents' High School - North Vista Secondary School *Home tour video & floor plan can be provided upon request
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 185 URA transactions
Fair Value
S$1.82M
S$1,418 psf
Asking Price
S$1.75M
S$1,366 psf
vs Market
-3.7%
vs Last Done
-8.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
185 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
185 comparable transactions
S$1,234
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
0%
Adjusted Fair Value PSF
S$1,418
Recent Comparable Transactions
10 shown · 185 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,389sqft | S$1,930,000 | ▼S$1,390 -2.0% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,389sqft | S$1,925,000 | ▼S$1,386 -2.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,033sqft | S$1,370,000 | ▼S$1,326 -6.5% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,227sqft | S$1,628,000 | ▼S$1,327 -6.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,380,000 | ▼S$1,350 -4.8% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 915sqft | S$1,100,000 | ▼S$1,202 -15.2% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,400,000 | ▼S$1,369 -3.5% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,033sqft | S$1,380,000 | ▼S$1,335 -5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,389sqft | S$1,905,888 | ▼S$1,373 -3.2% vs FV | 99 yrs lease commencing from 2012 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
-2.0% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
-2.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
-6.5% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 16-20
-6.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-4.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
-15.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-3.5% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 11-15
-5.9% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
-3.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.