471a Upper Serangoon Crescent 531471, Hougang East, North-east Region, Singapore
$788,888






Charming Home in Upper Serangoon Crescent This delightful property offers a perfect blend of comfort and convenience in a sought-after area. With a spacious layout and proximity to essential amenities, it's an ideal choice for families looking to settle in a vibrant neighborhood. - Address: 471A Upper Serangoon Crescent - Price: $888,888 - Bedrooms: 3 Bedrooms - Property Size: 990 sqft Nearby Schools: - Serangoon Secondary School (0.37KM) - PCF Sparkletots Preschool @ Bedok Reservoir Punggol Blk 475C (0.38KM) - North Vista Secondary School (0.45KM) - PCF Sparkletots Preschool @ Ang Mo Kio-Hougang Blk 452 (0.6KM) - Little Shepherds' Schoolhouse@Church Of The Nativity (0.63KM) - CHIJ Our Lady Of The Nativity (0.71KM) - Punggol Primary School (0.78KM) - North Vista Primary School (0.84KM) Nearby MRT/LRT: - Kangkar (0.65 KM) - Ranggung (0.85 KM) For more information or to schedule a viewing, please contact Lara Lam at 9749XXXX. Don't miss this opportunity to own a home in this vibrant community! Pictures are for illustration purposes only Please contact me for actual unit pictures and videos
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$719,041
S$726 psf
Asking Price
S$788,888
S$797 psf
vs Market
+9.7%
vs Last Done
+11.9%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Buangkok
1119m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$692
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$726
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 471A UPP SERANGOON CRES Floor 16 TO 18 | 990sqft | S$705,000 | ▼S$712 -1.9% vs FV | 99yr from 2015 |
Feb 2026 | Blk 471A UPP SERANGOON CRES Floor 16 TO 18 | 990sqft | S$705,000 | ▼S$712 -1.9% vs FV | 99yr from 2015 |
Nov 2025 | Blk 471A UPP SERANGOON CRES Floor 10 TO 12 | 990sqft | S$675,000 | ▼S$682 -6.1% vs FV | 99yr from 2015 |
Sep 2025 | Blk 471A UPP SERANGOON CRES Floor 13 TO 15 | 990sqft | S$675,000 | ▼S$682 -6.1% vs FV | 99yr from 2015 |
Blk 471A UPP SERANGOON CRES
Feb 2026 · Floor 16 TO 18
-1.9% vs FV
Blk 471A UPP SERANGOON CRES
Feb 2026 · Floor 16 TO 18
-1.9% vs FV
Blk 471A UPP SERANGOON CRES
Nov 2025 · Floor 10 TO 12
-6.1% vs FV
Blk 471A UPP SERANGOON CRES
Sep 2025 · Floor 13 TO 15
-6.1% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Hougang, with an estimated value of $719,041, reflects a notable market signal, indicating a premium above the baseline price by 9.7%. This pricing translates to a per square foot (PSF) rate of $726, positioning the property within a competitive segment of the housing market. The remaining lease of 88 years suggests a significant lifespan, which is appealing to prospective buyers who prioritize longevity in their investment.
However, it is important to note that the model confidence for this valuation is categorized as low, which could indicate potential volatility in the current market dynamics. This assessment is based on three recent HDB resale transactions in the vicinity, suggesting a localized trend that may not fully capture broader market conditions. In light of these factors, potential buyers and investors should remain vigilant about the fluctuating nature of HDB values in this region, weighing the premium valuation against the inherent risks posed by market uncertainties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.