470c Upper Serangoon Crescent 533470, Hougang East, North-east Region, Singapore
$838,000
NEW Listing! Rarely available 5 Room HDB for sale at Upper Serangoon Crescent. This spacious 1216 sqft 5 Rm HDB flat could be the ideal home for your growing family! Upon entering the flat, you will feel the extra space that is thoughtfully planned, for you to suit your family's needs. Coupled with a functional layout and design, built-in cabinets and wardrobes are styled in comfortable natural tones. Where music and entertainment surrounds the living room, the spacious kitchen allows the chef at home to whip up hearty meals for the family to savour at the dining area with a built-in dining table. The kitchen is well planned with a seamless experience for the home maker, and a yard that can fit all your essential home appliances. Enjoy family time at Punggol Park, or get essentials at nearby FairPrice and coffeeshops. Primary and secondary schools within 1-2km includes Punggol Primary, Monfort Junior School, CHIL, Holy Innocents, Nan Chaiu Primary and High Schoo amongst others. Nearby MRT stations: - Bangkok NE MRT, Kangkar LRT station, Ranggung MRT station Request an exclusive viewing appointment with the seller's exclusive realtor, Esther. Take note that seller would require 3 month's extension stay after completion of sale. No ethnic restrictions.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$871,480
S$717 psf
Asking Price
S$838,000
S$689 psf
vs Market
-3.8%
vs Last Done
+4.7%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Buangkok
1007m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$683
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$717
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 470C UPP SERANGOON CRES Floor 07 TO 09 | 1,216sqft | S$800,888 | ▼S$658 -8.2% vs FV | 99yr from 2015 |
Nov 2025 | Blk 470C UPP SERANGOON CRES Floor 07 TO 09 | 1,216sqft | S$800,888 | ▼S$658 -8.2% vs FV | 99yr from 2015 |
Aug 2025 | Blk 470C UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$869,000 | ▲S$721 +0.6% vs FV | 99yr from 2015 |
Mar 2025 | Blk 470C UPP SERANGOON CRES Floor 16 TO 18 | 1,216sqft | S$858,000 | ▼S$705 -1.7% vs FV | 99yr from 2015 |
Jul 2024 | Blk 470C UPP SERANGOON CRES Floor 04 TO 06 | 1,216sqft | S$780,000 | ▼S$641 -10.6% vs FV | 99yr from 2015 |
Jun 2024 | Blk 470C UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$828,000 | ▼S$687 -4.2% vs FV | 99yr from 2015 |
Blk 470C UPP SERANGOON CRES
Nov 2025 · Floor 07 TO 09
-8.2% vs FV
Blk 470C UPP SERANGOON CRES
Nov 2025 · Floor 07 TO 09
-8.2% vs FV
Blk 470C UPP SERANGOON CRES
Aug 2025 · Floor 13 TO 15
+0.6% vs FV
Blk 470C UPP SERANGOON CRES
Mar 2025 · Floor 16 TO 18
-1.7% vs FV
Blk 470C UPP SERANGOON CRES
Jul 2024 · Floor 04 TO 06
-10.6% vs FV
Blk 470C UPP SERANGOON CRES
Jun 2024 · Floor 13 TO 15
-4.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Hougang, with a remaining lease of 87 years, stands at an estimated value of $871,480, translating to a price per square foot (PSF) of $717. This valuation reflects a modest 3.8% deviation from the baseline market price, indicating a slight premium that suggests a stable local demand amidst the broader fluctuations in the HDB market. Such a price point not only underscores the intrinsic value of the property but also highlights the confidence of buyers in the Hougang locale, known for its robust community and accessibility.
However, it is essential to note that the model confidence for this valuation is categorized as low, derived from an analysis of only five recent HDB resale transactions in the vicinity. This limited dataset may not fully capture the dynamic shifts occurring within the local property market, which can be influenced by various external factors including economic conditions, policy changes, and shifts in buyer sentiment. As the remaining lease approaches the mid-point, potential buyers may weigh the long-term implications of lease decay against the current market dynamics, making this an opportune moment for informed investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.