232b Sumang Lane 822232, Matilda, North-east Region, Singapore
$798,000
Above L12 ! Selling Cheaper than lower floor unit Serious seller - open to reasonable offers Open to all Ethnic Groups Negotiable Extension WHY IS THIS UNIT FOR YOU? - Quiet inward-facing unit, no road noise - Serious seller — priced to move - Min wear & tear, stayed by couple only HOUSE FEATURES - 1,216 sqft / 113 sqm - North south facing - No west sun, windy - Spacious corridor space - Min built-ins to hack — save on renovation cost & time - Open Concept Kitchen - Main door not facing directly to neighbour - TOP in 2018, 91 years remaining CONVENIENCE - 3min walk Sheng Siong (Blk 231) - 3min walk Kopitiam (Blk 231) - Compass One, Waterway Point, Rivervale Mall TRANSPORTATION - 5 Bus Stops to Punggol MRT - Short Drive to TPE - Huge MSCP SCHOOLS (<1KM) - 279m Blk 226A E-Bridge Pre-School - Springdale Pri - Punggol Green Pri - Yusok Ishak Sec Don't miss the opportunity to view this rare unit, enquire now for an earliest exclusive viewing! —— UNSURE which grant you are eligible for? UNSURE how much cash/CPF/loan to use? UNSURE how long about your buy/sell timeline? Drop me a call / text to be sure of what you are unsure of!
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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…
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Automated Valuation based on 137 HDB resale transactions (data.gov.sg)
Fair Value
S$819,469
S$674 psf
Asking Price
S$798,000
S$656 psf
vs Market
-2.6%
vs Last Done
-18.8%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
137 comps
Nearest MRT
Sengkang
1287m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
137 comparable transactions
S$642
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$674
Recent Comparable Transactions
10 shown · 137 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 257 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$1,000,000 | ▲S$808 +19.9% vs FV | 99yr from 1999 |
Jun 2026 | Blk 257 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$1,000,000 | ▲S$808 +19.9% vs FV | 99yr from 1999 |
Jun 2026 | Blk 547 SERANGOON NTH AVE 3 Floor 01 TO 03 | 1,281sqft | S$700,000 | ▼S$546 -19.0% vs FV | 99yr from 1997 |
Jun 2026 | Blk 532 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,313sqft | S$750,000 | ▼S$571 -15.3% vs FV | 99yr from 1992 |
May 2026 | Blk 403 SERANGOON AVE 1 Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +11.6% vs FV | 99yr from 1988 |
May 2026 | Blk 312 SERANGOON AVE 2 Floor 07 TO 09 | 1,302sqft | S$790,000 | ▼S$607 -9.9% vs FV | 99yr from 1985 |
May 2026 | Blk 329 SERANGOON AVE 3 Floor 01 TO 03 | 1,313sqft | S$810,000 | ▼S$617 -8.5% vs FV | 99yr from 1986 |
May 2026 | Blk 512 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,292sqft | S$860,000 | ▼S$666 -1.2% vs FV | 99yr from 1997 |
May 2026 | Blk 500 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,335sqft | S$730,000 | ▼S$547 -18.8% vs FV | 99yr from 1992 |
May 2026 | Blk 540 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,313sqft | S$838,000 | ▼S$638 -5.3% vs FV | 99yr from 1992 |
May 2026 | Blk 508 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,302sqft | S$858,000 | ▼S$659 -2.2% vs FV | 99yr from 1997 |
Blk 257 SERANGOON CTRL DR
Jun 2026 · Floor 04 TO 06
+19.9% vs FV
Blk 257 SERANGOON CTRL DR
Jun 2026 · Floor 04 TO 06
+19.9% vs FV
Blk 547 SERANGOON NTH AVE 3
Jun 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 532 SERANGOON NTH AVE 4
Jun 2026 · Floor 04 TO 06
-15.3% vs FV
Blk 403 SERANGOON AVE 1
May 2026 · Floor 04 TO 06
+11.6% vs FV
Blk 312 SERANGOON AVE 2
May 2026 · Floor 07 TO 09
-9.9% vs FV
Blk 329 SERANGOON AVE 3
May 2026 · Floor 01 TO 03
-8.5% vs FV
Blk 512 SERANGOON NTH AVE 4
May 2026 · Floor 04 TO 06
-1.2% vs FV
Blk 500 SERANGOON NTH AVE 4
May 2026 · Floor 01 TO 03
-18.8% vs FV
Blk 540 SERANGOON NTH AVE 4
May 2026 · Floor 07 TO 09
-5.3% vs FV
Blk 508 SERANGOON NTH AVE 4
May 2026 · Floor 07 TO 09
-2.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Serangoon, with a remaining lease of 91 years, is estimated at $819,469, translating to a competitive $674 PSF. This assessment reflects a nuanced understanding of the local property landscape, particularly as the market exhibits a modest 2.6% difference from the baseline price. This slight divergence signals a stable yet dynamic market environment, indicative of sustained buyer interest and a healthy demand for HDB units within the region.
Our analysis is grounded in robust data, drawn from 137 recent HDB resale transactions in the vicinity, which supports a high model confidence level. The enduring appeal of Serangoon, known for its strategic connectivity and vibrant community amenities, contributes to the resilience of property values in this locale. This valuation not only underscores the unit's intrinsic worth but also reflects broader market dynamics, including the significance of lease tenure in influencing buyer sentiment and investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.