475b Upper Serangoon Crescent 532475, Hougang East, North-east Region, Singapore
$800,000
RARE SPACIOUS 4 ROOM FLAT WITH BALCONY Key Highlights * A Rare 4 Room HDB WITH BALCONY * High floor with good natural light and ventilation * Modern with Timeless design * Size : 990 sqft * all 3 bedroom are intact Amenities Within 2km MRT Stations * Nearby MRT Stations (within 2km) Supermarkets * NTUC FairPrice – approx. 500m * Sheng Siong Supermarket – approx. 800m Kindergartens * My First Skool – approx. 600m * PCF Sparkletots Preschool – approx. 700m Primary Schools * Nearby Primary Schools (within 1–2km) Secondary Schools * Nearby Secondary Schools (within 2km) International Schools * Nearby International Schools (within 2km) ======================================== Listed by Perry Siow – Advisory Associate Branch District Director PropNex Realty ======================================== ACTA‑certified with over 20 years of real estate experience, Perry consistently ranks among the top performers and has earned leadership titles such as Senior Vice President and Associate District Director * He has completed 43 transactions in just three years covering condos, HDB, landed homes and commercial properties across key Singapore districts * Widely respected for his professionalism and results-driven approach, Perry continues to lead and mentor within the PropNex network. Contact Perry Siow - 9*4*5*5*6*8*0*7 today for a professional consultation or viewing appointment – your trusted partner in achieving the best property outcome.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$832,996
S$841 psf
Asking Price
S$800,000
S$808 psf
vs Market
-4.0%
vs Last Done
+8.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Hougang
992m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$786
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$841
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 475B UPP SERANGOON CRES Floor 04 TO 06 | 990sqft | S$738,000 | ▼S$745 -11.4% vs FV | 99yr from 2014 |
Sep 2025 | Blk 475B UPP SERANGOON CRES Floor 04 TO 06 | 990sqft | S$738,000 | ▼S$745 -11.4% vs FV | 99yr from 2014 |
Aug 2025 | Blk 475B UPP SERANGOON CRES Floor 16 TO 18 | 990sqft | S$818,000 | ▼S$826 -1.8% vs FV | 99yr from 2014 |
Blk 475B UPP SERANGOON CRES
Sep 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 475B UPP SERANGOON CRES
Sep 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 475B UPP SERANGOON CRES
Aug 2025 · Floor 16 TO 18
-1.8% vs FV
HELIOS AI Analysis
The current valuation of the HDB 4 Room unit in Hougang, with an estimated value of $832,996, reflects a price per square foot of $841. This valuation is anchored by a relatively stable remaining lease of 87 years, which contributes positively to the perceived longevity and investment potential of the property. However, the model confidence in this valuation is categorized as low, indicating potential volatility in the market that could affect future resale opportunities.
Market signals show a 4% difference from the baseline, suggesting that while the property is priced above typical market expectations, it is still within a reasonable range when considering the recent HDB resale transactions in the vicinity. These transactions have provided essential data points, yet the low model confidence underscores the necessity for potential buyers to conduct thorough due diligence. Factors such as location desirability, community amenities, and the overarching economic climate should be carefully evaluated against the backdrop of this valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.