6 Lorong Lew Lian 531006, Upper Paya Lebar, North-east Region, Singapore
$655,000
Rare corner unit (2 units door to door) 4NG unit for sales! *Don’t need any extension stay *well maintained unit *unblock view *for low floor lovers Key features * Original condition * Well-kept unit condition * Efficient layout * Corner unit * Great ventilation * Greenery view * Close to MRT * Convenient location Nearby amenities *Nearby MRTs • 7-8 mins walk to Serangoon MRT *Nearby Bus stops • Blk 426 (226 m) - 4 mins walk • St. Gabriel's Secondary School (252 m) - 4 mins walk • Paya Lebar Camp (270 m) - 4 mins walk • 6 more walking distance bus stops within 500 m *Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (235 m) - 4 mins walk • Prime Supermarket (368 m) - 6 mins walk • Cold Storage @ NEX (492 m) - 7 mins walk *Nearby Schools • Brilliant Tots @ Serangoon (242 m) - 4 mins walk • Braddell Heights Education Centre (276 m) - 4 mins walk • St. Gabriel's Secondary School (320 m) - 5 mins walk • 6 more schools within 1 km *Nearby Parks • Lorong Ong Lye Interim Park (260 m) - 4 mins walk • Interim Park - Upper Serangoon Road (339 m) - 5 mins walk • Community Garden (361 m) - 5 mins walk • 7 more parks within 1 km Welcome to whatapp/SMS (Luis) Oh @ +658298XXXX to arrange for a viewing.
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$463,367
S$440 psf
Asking Price
S$655,000
S$621 psf
vs Market
+41.4%
vs Last Done
+6.5%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Serangoon
426m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$586
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 6 LOR LEW LIAN Floor 04 TO 06 | 1,055sqft | S$615,000 | ▲S$583 +32.5% vs FV | 99yr from 1978 |
Aug 2025 | Blk 6 LOR LEW LIAN Floor 04 TO 06 | 1,055sqft | S$615,000 | ▲S$583 +32.5% vs FV | 99yr from 1978 |
Aug 2025 | Blk 7 LOR LEW LIAN Floor 10 TO 12 | 1,055sqft | S$668,000 | ▲S$633 +43.9% vs FV | 99yr from 1978 |
Aug 2024 | Blk 7 LOR LEW LIAN Floor 07 TO 09 | 1,055sqft | S$572,000 | ▲S$542 +23.2% vs FV | 99yr from 1978 |
Blk 6 LOR LEW LIAN
Aug 2025 · Floor 04 TO 06
+32.5% vs FV
Blk 6 LOR LEW LIAN
Aug 2025 · Floor 04 TO 06
+32.5% vs FV
Blk 7 LOR LEW LIAN
Aug 2025 · Floor 10 TO 12
+43.9% vs FV
Blk 7 LOR LEW LIAN
Aug 2024 · Floor 07 TO 09
+23.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Serangoon, currently estimated at $463,367 (equating to $440 PSF), presents a compelling yet complex narrative within the Singaporean real estate landscape. With a remaining lease of 50 years, the property is functioning within a unique market dynamic that sees it positioned above the baseline valuation by an impressive 41.4%. This significant premium suggests that buyer sentiment may be driven by factors beyond mere structural and locational attributes, likely encompassing perceived value, potential for capital appreciation, and demographic trends in the area.
However, it is crucial to note that the confidence level in this valuation is categorized as low, based on a limited dataset of merely three recent HDB resale transactions in the vicinity. Such a small sample size raises questions regarding the stability and reliability of the estimated value, indicating that market fluctuations could pose a risk. Buyers and investors are advised to consider the broader implications of the HDB lease tenure and the evolving market conditions in Serangoon, as these factors will undoubtedly influence future resale potential and investment viability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.