Highland Road, Kovan, North-east Region, Singapore
$7,200,000
KEY HIGHLIGHTS • Brand new, fully designer-renovated with top-quality fittings and premium materials • Move-in ready immediately — no waiting for rebuild, no additional renovation cost • Located in a quiet cul-de-sac for privacy and exclusivity • Ample parking for up to 8 cars — rare and highly sought after A spacious landed home with 5 bedrooms and 5 bathrooms, just a 10-minute walk to Kovan MRT. Enjoy easy access to Serangoon MRT, Heartland Mall, and NEX, plus nearby playgrounds and popular cafés like Lola’s Café, viral Fatto Catto Café, and Three Nuts Baker. Within 2km of top schools including Rosyth, Zhonghua Primary, and PLMGS (Primary) — a rare chance to enjoy landed living in a well-connected neighbourhood. Unit details • Approx Built Up 4000 sqft • 5 Bed 5 Baths MRT Station: • Kovan (NE13) | 0.697KM • Serangoon (CC13) | 1.18KM Primary School within 2KM: • Zhonghua Primary School • Paya Lebar Methodist Girls' School (Primary) • Xinghua Primary School • Xinmin Primary School • Rosyth School Shops, Food, Malls: * Heartland Mall * NEX ***All land sizes, Built up, Built In areas, measurements, drawings, etc. included herewith are based on estimates.***
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Total Transactions
28
Average Price
S3.6M
Total Value
S100.8M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$2.83M
S$708 psf
Asking Price
S$7.20M
S$2,941 psf
vs Market
+154.3%
vs Last Done
+298.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
708m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 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 · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 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$1,168,168 | ▲S$738 +4.2% 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$1,240,000 | ▲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 |
Dec 2025 | Blk 520 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,080,000 | ▼S$683 -3.5% vs FV | 99yr from 1992 |
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
+4.2% 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
+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
Blk 520 SERANGOON NTH AVE 4
Dec 2025 · Floor 07 TO 09
-3.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $2,831,824, translating to a price per square foot (PSF) of $708. This valuation is notably positioned above the market baseline, showcasing a significant premium of 154.3%. Such a substantial deviation from the baseline indicates strong demand dynamics in the Serangoon area, underscoring the desirability of HDB properties in this region.
With a model confidence rating classified as high, the valuation draws upon a robust dataset of 115 recent HDB resale transactions within the vicinity. This analytical foundation reinforces the credibility of the valuation, reflecting not only the current market appetite for HDBs but also the intrinsic value associated with long-term leases. As urban developments and amenities continue to flourish in Serangoon, the enduring appeal of HDB living in this locale remains evident, making it an attractive investment for prospective buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.