Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$7,180,000
PNG Landed Excellence Step into a home where modern architecture meets refined luxury living. This beautifully crafted brand new Terrace offers an exceptional balance of space, functionality, and elegant design. Perfectly curated for discerning homeowners seeking both comfort and prestige. Designed with intention, the home features a well-optimised layout complemented by generous living spaces, creating a seamless environment for both everyday living and entertaining. Prime Serangoon Gardens Location! Location truly sets this home apart. Nestled within a short walk to the vibrant Serangoon Gardens Circle, you will enjoy unmatched convenience with a wide array of: Popular eateries & cafes Supermarkets & daily amenities Restaurants & lifestyle options Banks & essential services Effortless connectivity with nearby bus stops providing direct access to Serangoon MRT Interchange (NEL/CCL) and Bus Terminal. Perfect for Multi-Generational Living. Thoughtfully designed to accommodate extended families. A true sanctuary where comfort, privacy, and togetherness coexist. Home Features - Land Size: 2,144 sqft Built-Up: 5,916 sqft Approx Levels: 3.5 Storeys Bedrooms: 5 Spacious Bedrooms (All Ensuite) + Helper’s Room Feature: Private Home Lift and Full Solar Systems Installed EV Charging: Power Point Installed Tenure: Freehold Orientation: North / North East Your Dream Landed Home Awaits An exceptional opportunity to own a modern luxury landed home in one of Singapore’s most sought-after landed enclaves. Contact Kelly Ting today for an exclusive presentation now. Disclaimer: All land and built-up areas are approximate and subject to final survey. They shall not form part of any offer or contract nor constitute any warranty.
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Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$2.92M
S$493 psf
Asking Price
S$7.18M
S$3,349 psf
vs Market
+146.3%
vs Last Done
+373.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Lorong Chuan
1022m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$493
Recent Comparable Transactions
10 shown · 115 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 +43.6% 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 +43.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +23.9% 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 +49.7% 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 +59.0% 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 +31.4% 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 +29.4% 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 +42.4% 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 +44.8% 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 +43.0% 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 +28.8% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+43.6% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+43.6% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+23.9% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+49.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.0% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+31.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+29.4% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+42.4% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+44.8% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+43.0% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+28.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon, with a remaining lease of 52 years, stands at an estimated value of $2,915,053, equating to $493 per square foot. This price point positions the property significantly above the market baseline, reflecting a remarkable 146.3% difference. Such a premium valuation is indicative of the vibrant demand for residential properties in this coveted region of Singapore, supported by strong market fundamentals that include rising buyer interest and limited supply.
Our analysis is grounded in a robust dataset comprised of 115 recent HDB resale transactions within the vicinity, which enhances the confidence in our valuation model, rated as high. The current market dynamics suggest that buyers are willing to pay a premium for properties that offer not only spacious living but also strategic accessibility to amenities and transport links. As the landscape of Serangoon continues to evolve, the enduring appeal of HDB Executive flats, particularly those with substantial remaining leases, positions them as highly desirable assets in Singapore's competitive real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.