Tai Keng Avenue, Tai Seng, North-east Region, Singapore
$4,350,000
















Superb Location in Heart of Paya Lebar! Serious Seller ⭐️Level 1 ⭐️Living Room ⭐️Granny Room ⭐️Toilet ⭐️Kitchen ⭐️Backyard Level 2 ⭐️3 room ⭐️2 toilets Nearby MRT ⭐️Bartley MRT Station ⭐️Tai Seng MRT Station Nearby Schools ⭐️Paya Lebar Methodist Girls' School (Primary) ⭐️Maris Stella High School ⭐️Xinghua Primary School ⭐️Cedar Primary Nearby Amenities ⭐️NEX Shopping Mall ⭐️Woodleigh Mall ALL Land and Floor areas are approximate measurements and subject to final survey. They do not and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact. Property shall be sold in “as-is, where-is” state. You may also like Hougang Avenue 4, Hougang Avenue 8, Hougang Village, Hougang Avenue 2, Hougang St 52, Hougang St 51, Hougang Avenue 6, Hougang Avenue 10, Paya Lebar Walk, Ah Soo Garden, Ah Soo Walk, Jln Lokam, Tai Keng Garden, Tai Keng Ave, How Sun Road, Thrift Drive, Jln Usaha, Upp Paya Lebar Rd, Jln Kelichap, Lor Ah Soo, Bartley, Serangoon, Kovan, Lor Ong Lye, Jln Rindu, Gambie Walk, Pillai Road, Lor Lew Lian, Jln Chermat, Tai Keng Terrace, Hougang Ave, Serangoon Gardens, Lor Penchalak, Jln Abu Ayer, Eden Grove, Jln Kurnia, Rochdale Road, Upper Paya lebar Road, Paya Lebar Cres ki ki in
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
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$1.01M
S$473 psf
Asking Price
S$4.35M
S$2,031 psf
vs Market
+329.3%
vs Last Done
+206.8%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
116 comps
Nearest MRT
Bartley
827m 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)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$473
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 +40.0% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +40.0% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +58.8% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +58.1% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +60.0% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▲S$699 +47.8% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▲S$686 +45.0% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +34.5% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +62.2% vs FV | 99yr from 1989 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▲S$573 +21.1% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +57.5% vs FV | 99yr from 1998 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.0% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.0% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+58.8% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+58.1% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+60.0% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
+47.8% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
+45.0% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
+34.5% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+62.2% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
+21.1% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+57.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 49 years, presents a compelling case for potential buyers and investors alike. Estimated at $1,013,258, translating to $473 per square foot, the property is positioned significantly above the market baseline, reflecting a remarkable 329.3% difference. Such a substantial premium indicates strong demand in the Serangoon area, driven by its strategic location, accessibility, and the overall appeal of HDB living in a well-established neighborhood.
The model's high confidence level, supported by a comprehensive analysis of 116 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation. Buyers should consider the implications of the remaining lease period, as properties with longer leases typically command higher values and attract a broader range of buyers. This dynamic, coupled with the current market signals, suggests that the Serangoon HDB Executive is not only a desirable living space but also a potentially lucrative investment opportunity for discerning purchasers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.