53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$2,300,000







Superb location and Spacious 5 Bedroom at HERON BAY This unit stands out as the ONLY stack in Heron Bay featuring 5 bedrooms, ensuring a one-of-a-kind living experience. Property Attributes: - ONLY stack in Heron Bay with 5BR layout - Wide stretch balcony which links Junior Master, Living room and 1x common bedroom - Spacious kitchen, perfect for families - Enclosed kitchen (with the flexibility of changing it to an open kitchen) - Shuttle Bus to and fro Hougang MRT - Mins drive to KPE/TPE for convenience to various destinations - Well maintained unit - Serious and Motivated Sellers Facing: - From living room facing out: NE - From main door facing out: South - Balcony Pool facing Amenities Nearby: - Hougang Capeview (Coffeeshop, NTUC, Barber, Bakery) (JUST ACROSS THE ROAD!) - Hougang Mall (Shuttle Bus provided) - Rivervale Mall - The Midtown - Sengkang Grand Mall - Hougang Green Mall And many more! Schools nearby: - CHIJ Our Lady of the Nativity (Primary) (0.74KM) - Serangoon Secondary School (0.22KM) - North Vista Secondary School (0.76KM) - Holy Innocents’ High School (Secondary) (1.00KM) Convenient access to public transportation: - MRT/LRT: SE4 Kangkar (0.90KM) - MRT: NE14 Hougang (1.4KM) *For Owners Should you need any advise in property related matters (e.g. Portfolio Restructuring/Financial Calculations etc), I’m able to provide COMPLIMENTARY consultation to show you the options that fit you best! Feel free to contact me for further enquiries or to arrange a viewing! Jaren Hoo | Marketing Director Preeminent Group ERA, 10x Consecutive Champion Group
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 2211 URA transactions
Fair Value
S$1.41M
S$945 psf
Asking Price
S$2.30M
S$1,537 psf
vs Market
+62.8%
vs Last Done
+10.3%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
2211 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2211 comparable transactions
S$1,345
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$945
Recent Comparable Transactions
10 shown · 2211 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +47.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 06-10 | 753sqft | S$1,050,000 | ▲S$1,394 +47.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 786sqft | S$1,040,000 | ▲S$1,324 +40.1% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 01-05 | 1,033sqft | S$1,360,888 | ▲S$1,317 +39.4% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SENGKANG EAST AVENUE Floor 11-15 | 1,023sqft | S$1,450,000 | ▲S$1,418 +50.1% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +58.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +12.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +57.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 614sqft | S$1,070,000 | ▲S$1,744 +84.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 517sqft | S$825,000 | ▲S$1,597 +69.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 7 Floor 11-15 | 463sqft | S$790,000 | ▲S$1,707 +80.6% vs FV | 99 yrs lease commencing from 2018 |
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+47.5% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 06-10
+47.5% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+40.1% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 01-05
+39.4% vs FV
SENGKANG EAST AVENUE
Aug 2025 · Floor 11-15
+50.1% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+58.0% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+12.3% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+57.5% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+84.6% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+69.0% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 11-15
+80.6% vs FV
HELIOS AI Analysis
Based on 2211 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.