Paya Lebar Crescent, Tai Seng, North-east Region, Singapore
$7,449,999
Paya Lebar Crescent 5 bed | 5 bath 512.7 sqm/ 5518 sqft (Land) 316sqm/ 3400sqft (built-up) - POTENTIAL TO BE A 3 STOREY HOUSE. - FOR MULTI GENERATION LIVING - LANDED WITH WELL MAINTAINED GARDEN AND POND. - NEAREST MRT STATION: BARTLEY MRT STATION (CC12) 725M - BRIGHT WITH GOOD AIR-FLOW - SPACIOUS LAYOUT - LAST RENOVATED: JAN 2021 - PARK AND PLAYGROUND JUST A MIN WALK FROM THE PROPERTY. - WALKING DISTANCE TO KENSINGTON SQUARE - WELL CONNECTED WITH CTE PIE NEARBY - GROWING PAYA LEBAR BUSINESS HUB - 2030 PAYA LEBAR AIRBASE RELOCATION POTENTIAL - MAIN DOOR FACING OUT: SOUTH EAST TRANSPORT Bartley MRT station (CC12) 725m Bus Stop ID62221 ID62039 ID62229 between 295m to 331m SCHOOLS Within 1km: Maris Stella High School Paya Lebar Methodist Girls' School (Primary) Within 1-2 km: Cedar Primary School Xinghua Primary School Yangzheng Primary School Zhonghua Primary School CHILDCARE Our Children's House Pte Ltd Brilliant Tots @ Kensington Bethany Presbyterian Child Development Centre Paya Lebar Methodist Church Covenant Kindergarten PCF Sparkletots Preschool @ Potong Pasir Blk 14 (KN) Kindergartens PCF Sparkletots Preschool @ Braddell Heights Blk 417 (DS) Kindergartens Ramakrishna Mission Sarada Kindergarten HAWKERS Hougang 105 Hainanese Village Centre (974m) Kovan Hougang Market and Food Centre (1.2km) MALLS Nex Serangoon Shopping Centre (approx 7 min drive) Heartland Mall Kovan (approx 9 min drive) SUPERMARKETS Fairprice (Nex Serangoon Shopping Centre) Cold Storage (Nex Serangoon Shopping Centre) Cold Storage (Heartland Mall Kovan) Fairprice Finest (Block 202 Hougang St 21) Fairprice (Tai Seng) HEALTHCARE Dental Clinic (228m) Prestige Family Clinic (370m) COMMUNITY CENTRES Aljunied CC (991m) Call me now! JASMINE CHEN 8222 XXXX
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Total Transactions
4
Average Price
S2.7M
Total Value
S10.9M
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$2.41M
S$708 psf
Asking Price
S$7.45M
S$1,350 psf
vs Market
+209.3%
vs Last Done
+90.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Bartley
787m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$661
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$708
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 0.0% 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 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% 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 +4.2% 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 +10.7% 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 -8.5% 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 -9.9% 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 -0.8% 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 +0.8% 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 -0.4% 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 -10.3% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-8.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-9.9% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+0.8% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-0.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-10.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $2,408,520 or $708 PSF. This valuation is notably positioned above the market baseline, reflecting a significant 209.3% difference. Such a premium valuation underscores the desirability of the Serangoon area, which continues to attract buyers drawn by its strategic location, robust amenities, and vibrant community. The high model confidence, derived from an analysis of 116 recent HDB resale transactions in the vicinity, reinforces the reliability of this estimate.
In the context of Singapore's evolving real estate landscape, this HDB Executive unit aligns well with current market dynamics, where properties with extended leases are increasingly sought after. The Serangoon district, characterized by its accessibility and family-friendly environment, positions this property as a prime investment opportunity. As demand remains strong in the HDB sector, particularly for units with substantial lease periods, this valuation not only highlights the potential for capital appreciation but also signals a resilient market poised for sustained growth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.