7 Lorong Lew Lian 531007, Upper Paya Lebar, North-east Region, Singapore
$699,000
This is a bright unit with just one neighbour opposite the unit- door to door, located within 1km to the following schools: Primary 1) Mari Stella High School (Primary) 2) Paya Lebar Methodist Girls School 3) Yangzheng Primary School Secondary 4) St Gabriel's Secondary School 5) Maris Stella High School 6) Zhonghua Secondary School Unit flooring is terrazzo, 3 bedrooms with an extension. Walk to NEX shopping mall / Serangoon MRT in 10 minutes. Shops, minimart and coffee shops within 5 minutes walk. Quiet and tranquil estate with the convenience within walking distance.
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Total Transactions
46
Average Price
S1.4M
Total Value
S64.4M
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$463,806
S$440 psf
Asking Price
S$699,000
S$663 psf
vs Market
+50.7%
vs Last Done
+13.7%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Serangoon
393m 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 HDB 4-room property located in Serangoon, with a remaining lease of 50 years, is currently estimated at a value of $463,806, translating to $440 per square foot. This valuation positions the property considerably above the market baseline, reflecting a substantial differential of 50.7%. Such a premium valuation raises important questions about the factors influencing current buyer sentiment and market dynamics in the Serangoon area.
Recent resale transactions within the vicinity suggest a competitive landscape, albeit with a model confidence level categorized as low. This indicates potential volatility in market behavior, possibly driven by fluctuations in demand for HDB properties with diminishing lease terms. As the remaining lease approaches the halfway mark, prospective buyers may exhibit increased caution, leading to variances in market pricing. The elevated valuation could be attributed to unique property attributes, local amenities, or speculative interest, but it warrants careful consideration by potential investors in the context of long-term lease viability and resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.