Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,280,000




















New Exclusive By PNG Landed Excellence! Excellent Home for Upgraders Looking For Popular Schools ! You Must Come And Experience How Spacious This House Has To Offer! Priced At Only $4.28MIL An exceptional location within the school zones of Paya Lebar Methodist Girls’ School and Maris Stella High School. This beautifully reconstructed home, built just 11 years ago by the Owner, has been thoughtfully revamped to offer a highly functional and comfortable layout, creating a warm and welcoming living environment for the whole family. Nestled in a serene landed housing enclave, this home enjoys abundant natural light and refreshing cross ventilation daily. With no high-rise developments nearby, you’ll experience peaceful surroundings and open skies every day. Convenience is another key feature! Enjoy easy access to public transport such as Bartley Mrt Station, nearby amenities, and reputable schools all within close reach. Home Features: Location: Tai Keng Gardens Land Size: 1,300 sqft Built-Up: 3,300 sqft Approx Levels: 2 Storeys + Attic Rooms: 4 Bedrooms + Maid Layout Description: 1st Floor: Helper’s Room 2nd Floor: 3 Common Bedrooms ( 2 Ensuites ) Attic: Master Bedroom ( With Walk-In Wardrobe ) Tenure: Freehold Condition: Very Good Don’t miss this rare opportunity to own an exceptional property that perfectly combines comfort, lifestyle, and convenience — A true gem for discerning upgraders!
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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$1.56M
S$473 psf
Asking Price
S$4.28M
S$1,297 psf
vs Market
+174.2%
vs Last Done
+95.9%
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, is estimated at $1,561,042, translating to a price per square foot (PSF) of $473. This valuation is positioned significantly above the market baseline, reflecting a remarkable 174.2% difference. Such a premium indicates strong demand for HDB properties in this locality, fueled by a combination of desirable amenities, proximity to key transport links, and the overall appeal of the Serangoon area.
This valuation is grounded in a robust analytical model with high confidence, derived from an extensive review of 116 recent HDB resale transactions within the vicinity. The high demand for this property type, despite the remaining lease period, suggests that buyers are willing to invest significantly in well-located units that offer not only living space but also a community-centric lifestyle. As the market continues to evolve, this property stands out as a prime example of the resilience and desirability of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.