Upper Paya Lebar Road, Joo Seng, Central Region, Singapore
$4,999,999

















Freehold Corner Terrace Home | Convenient Location | Near Bartley MRT * Freehold * District 19 * 2 Storeys * Land Area: 2,743 sqft * Built-In Area: Approx 2800 sqft * 5 Bedrooms + 3 Bathrooms * Bright and Breezy Unit * Greenery View Level Configuration: 1st Floor - Living Room, Dining Area, Wet & Dry Kitchen, 1 Common Bedroom, Helper's Room, 1 Bathroom 2nd Floor - 1 Ensuite Bedrooms, 3 Common Rooms, 1 Common Bathroom • Accessibility: Bartley MRT | 0.42KM Tai Seng MRT | 1.14KM Serangoon MRT | 1.27KM • Shopping Malls: Kensington Square The Woodleigh Mall | 1.43KM NEX | 1.49KM Heartland Mall Kovan | 1.72KM The Poiz | 2.24KM • Supermarket: FairPrice - 18 Tai Seng Prime SuperMarket - Blk 159a Hougang Ang Mo Supermarket - Alkaff Lakeview • Hawker Centres: Hougang 105 Hainanese Village Centre | 1.3KM Woodleigh Village Hawker Centre | 1.36KM Kovan Hougang Market and Food Centre | 1.68KM Circuit Road | 1.86KM • Primary Schools : Maris Stella High School | 0.56KM Paya Lebar Methodist Girls' School | 0.66KM Cedar Primary School | 1.32KM Xinghua Primary School | 0.3KM Yangzheng Primary School | 1.75KM • Secondary Schools: Bartley Secondary School | 0.48KM Maris Stella High School | 0.56KM Paya Lebar Methodist Girls' School | 0.66KM St. Gabriel's Secondary School | 0.87KM Cedar Girls' Secondary School | 1.57KM Disclaimer: Information on this listing shall not create or constitute any commitment or warranty of this property. All measurements stated are approximate and subject to final survey. For viewing arrangements, kindly contact Agatha Neo Agatha Neo - wa.me/658799XXXX Alnwick Rd • Berwick Dr • Bishops Pl • Blandford Dr • Bloxhome Dr • Bodmin Dr • Borthwick Dr • Braemar Dr • Bridport Ave • Brighton Ave • Brighton Cres • Brockhampton Dr • Burghley Dr • Cardiff Gr • Carisbrooke Gr • Chartwell Dr • Chepstow Cl • Chiselhurst Gr • Chuan Cl • Chuan Dr • Chuan Garden • Chuan Link • Chuan Pl • Chuan Terrace • Chuan View • Chuan Walk • Colchester Gr • Coniston Gr
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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…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$2.05M
S$730 psf
Asking Price
S$5.00M
S$1,786 psf
vs Market
+144.5%
vs Last Done
+152.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Tai Seng
191m away · +5% 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$730
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -3.0% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -3.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +1.1% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +7.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▼S$638 -12.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▼S$648 -11.2% vs FV | 99yr from 1992 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -3.8% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▼S$714 -2.2% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▼S$705 -3.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▼S$635 -13.0% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-3.0% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-3.0% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.1% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.6% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.8% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
-2.2% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-3.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-13.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in the Serangoon area, with a remaining lease of 75 years, is estimated at $2,045,215, translating to $730 PSF. This figure positions the property significantly above the market baseline, reflecting a remarkable 144.5% difference. Such a substantial premium indicates a robust demand for larger HDB configurations in this desirable district, which is known for its strategic connectivity and proximity to numerous amenities.
Analysis of 116 recent HDB resale transactions in the vicinity lends a high level of confidence to this valuation, affirming that the market dynamics favor properties with longer leases and attractive features. As the demand for executive flats continues to rise, driven by both local buyers and investors, the strong market signal underscores the competitive landscape of HDB properties in Serangoon. This valuation not only highlights the current desirability of the unit but also suggests a favorable investment outlook in a region poised for sustained growth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.