Lorong Ong Lye, Upper Paya Lebar, North-east Region, Singapore
$6,300,000
This freehold semi-detached house has very large land size, two stories with a basement, is located at popular District 19, within walking distance to NE12 and Circle Line 13 MRT stations, offering excellent convenience. 这座永久产权的半独立式住宅为自住买家与投资者提供了难得的置业机会。物业坐落于备受青睐的第19区,拥有宽敞的大面积土地,发展潜力突出。步行即可到达NE12及环线13号地铁站,交通便捷,轻松连接全国。 This house is close to NEX Shopping Mall, Braddell Heights Community Hub, Serangoon Polyclinic, Paya Lebar Methodist Church, Fa Hua Monastery, and a neighbourhood park, and many daily amenities, making it ideal for families. 周边生活配套完善,靠近NEX购物中心、多所知名学校、社区公园以及丰富的日常生活设施,为家庭提供舒适便利的生活环境。 凭借宽阔的地块与永久产权优势,该物业具备可观的资本增值潜力及未来再开发空间。土地可灵活用于扩建、重建或现代化改造,充分迎合未来市场需求并提升物业价值。结合优越的地理位置与长期持有价值,这是一项稀缺且极具发展潜力的优质投资机会。 With its generous land size, the property has strong potential for future value growth and redevelopment. The spacious plot allows for A&A to increase built-up floor area, building extension or rebuilding. With its prime location and freehold tenure, this home is a great choice and rare opportunity for homeowners with strong investment potential. Attached in this advertisement, last four pictures of artist impression of a reconstructed house based on the estimation of this land size. 本广告内附有最后四张图片,是根据该地块面积估算的重建房屋效果图。 Reputable schools nearby include Maris Stella High, Paya Lebar Methodist Girls’ Primary and Secondary, St. Gabriel’s Secondary, Zhonghua Secondary, and Bartley Secondary School. 附近知名学校包括:海星中学、巴耶利峇卫理公会女子小学和中学、圣加百列中学、中华中学和巴特利中学。
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Total Transactions
4
Average Price
S3.9M
Total Value
S15.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 126 HDB resale transactions (data.gov.sg)
Fair Value
S$1.91M
S$609 psf
Asking Price
S$6.30M
S$1,692 psf
vs Market
+230.6%
vs Last Done
+139.0%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
126 comps
Nearest MRT
Serangoon
628m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
126 comparable transactions
S$653
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$609
Recent Comparable Transactions
10 shown · 126 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 +16.3% 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 +16.3% 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 +16.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +0.3% 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 +21.2% 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 +28.7% 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 +6.4% 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 +4.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +0.3% 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 +21.2% 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 +28.7% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+16.3% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+16.3% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+16.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+0.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+28.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+6.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+4.8% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+0.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+28.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon reflects a robust market performance, with an estimated value of $1,905,489 or $609 PSF. This valuation stands markedly above the market baseline, indicating a significant 230.6% differential. Such a premium is indicative of strong demand dynamics, particularly for properties with a remaining lease of 64 years, which typically attract discerning buyers looking for long-term investment stability.
With a model confidence rating classified as high, this valuation draws upon a comprehensive analysis of 126 recent HDB resale transactions in the vicinity, reinforcing the credibility of the findings. The elevated market signal suggests a competitive landscape, characterized by buyer enthusiasm and a scarcity of available units that align with the desirable attributes of this HDB Executive. As the urban landscape of Serangoon continues to evolve, factors such as location, community amenities, and future development prospects further underpin the strong valuation, making this property a premium asset within the Singapore real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.