Upper Paya Lebar Road, Joo Seng, Central Region, Singapore
$13,200 /month
Approved for 24 paxs workers Artist, Maid agency, backpackers hostel Or any others. Pls call Ram 9.0.0.5.7.8.0.1 This is a shop 3Bedrooms with 2 toilets +2 Baths + 2 qubic bath. Landed House for rent in Upper Paya Lebar Road, a quality Landed property in Singapore. Key features ☺︎ Well-maintained and renovated condition ☺︎ Well-kept unit condition ☺︎ Semi furnished unit ☺︎ Spacious layout ☺︎ Quiet area ☺︎ Great for own stay Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Opposite Paya Lebar Street (103 m) - 2 mins walk • After Paya Lebar Street (160 m) - 3 mins walk • After Rochdale Road (224 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Activ Communications Pte Ltd (348 m) - 5 mins walk • Capella Concepts Pte. Ltd. (373 m) - 6 mins walk • 6 grocery stores within 1 km ⭑ Nearby Schools • Bartley Secondary School (233 m) - 4 mins walk • Emile Preschool (254 m) - 4 mins walk • Red Scuba (394 m) - 6 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Bunga Rampai Park (53 m) - 1 mins walk • Thrift Drive Open Space (454 m) - 7 mins walk • Tai Keng Gardens Playground (646 m) - 4 mins drive • 5 more parks within 1 km Please call RAM from 99.co @ +659005XXXX to arrange for a viewing.
D05 - Queenstown
Commonwealth MRT
Medium (358 units)
358 units
1 Block, 23 Floors
Qingjian Realty & China Communications Construction Co (Forsea Holdings)
Bloomsbury Residences a magnificent 355 units in the affluent District 5 Supremely connected the condominium is mere steps away for the One-North MRT station and within minutes walking distance to CBD and Orchard Road. Enjoy world class facilities such as a 50m lap pool, fully equipped gym surrounded by lush landscaping over 10,632.1 sqm | 114,443.922 sqft.
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Total Transactions
12
Average Price
S3.2M
Total Value
S38.8M
Calculating fair value from URA transaction data…


License: L3010813B
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Estimated sale value based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$1.28M
S$708 psf
Asking Price
S$13,200
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Tai Seng
584m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$661
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$708
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 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +6.1% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +5.6% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▼S$699 -1.3% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▼S$686 -3.1% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▼S$636 -10.2% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +8.3% vs FV | 99yr from 1989 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+6.1% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+5.6% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+6.9% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
-1.3% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
-3.1% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
-10.2% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+8.3% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $1,275,099, translating to a price per square foot (PSF) of $708. This valuation reflects a stable market signal, with no deviation from the baseline price, indicating a well-balanced demand and supply dynamic in the area. The confidence in this model is rated high, substantiated by an analysis of 116 recent HDB resale transactions within the vicinity.
Serangoon has long been a sought-after residential enclave, characterized by its connectivity and community amenities. The remaining lease of 75 years offers prospective buyers a substantial duration of ownership, appealing to both owner-occupiers and investors. Given the historical performance of HDB units in this region, the current valuation not only underscores the resilience of the market but also highlights the intrinsic value associated with long-term leases in a stable environment. This positioning suggests that the property is likely to maintain its value, making it a prudent investment choice in the evolving Singapore real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.