470c Upper Serangoon Crescent 533470, Hougang East, North-east Region, Singapore
$950,000
Exclusive listing ~ ACT Now! Call/Whatsapp SHARON 9.2.3.8.9.9.9.8 to view today! Your Dream Home Awaits ~ Move-In Ready! ~ Breathtaking Greenery View : Enjoy lush, unblocked scenery from the entire unit ~ Spacious & Effcient Layout : Designed for Comfort and functionality ~ High Floor, Private & Windy : Privacy assured with no west sun and a bridge, airy ambiance ~ Well-Placed unit : away from lift lobby, with only one direct neighbour next door ~ Beautifully Renovated : Superbly maintained, ready for you to move in Wellness at Your Doorstep Punggol Park ~ Just a 5 min walk away, Perfect for quiet moments or quality family time Bungkok Sports Park ~Sports facilities and open spaces to keep you active Seamless Connectivity Buangkok MRT Station ~ Approx 1.0 km away Hougnag MRT Station ~ Approx 1.3 - 1.3 km away Commuting is a breeze, with easy access to major transport nodes School Nearby : PCF Sparkletots Preschool @ Blk 470C Agape Little Uni @ Blk 473D Punggol Primary North Vista Secondary School (1.4 km) Sengkang Secondary School (1.5 km) Shopping & Dining : Hougang Green Shopping Mall ~ A beloved local hub with a variety of food options & retails stores The Midtown & Hougang Mall ~ Additional shopping and dining choices just a short distance away FairPrice Rivervale Plaza & coffee shop ~ Conveniently located just across the road for daily essentials and local eats Convenience & Accessibility Sheltered walkway ~ Seamless weather-protected access to the block Ample Car parking
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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$863,597
S$717 psf
Asking Price
S$950,000
S$788 psf
vs Market
+10.0%
vs Last Done
+19.8%
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 current valuation of the HDB 5-room unit located in Hougang stands at an estimated $863,597, translating to a price per square foot (PSF) of $717. This valuation is indicative of a market signal that is notably above the baseline by 10%, suggesting that the property is positioned at a premium compared to similar listings in the area. Such a deviation from the baseline may be attributed to several factors, including the unit's desirable location, nearby amenities, and overall demand in the Hougang estate.
However, it is crucial to note that the model confidence for this valuation is categorized as low, which raises some concerns regarding the robustness of the estimate. The valuation is derived from an analysis of five recent HDB resale transactions within the vicinity, yet the data may reflect a snapshot that does not fully encapsulate current market fluctuations or neighborhood developments. With a remaining lease of 87 years, this property retains significant leasehold value, yet prospective buyers should remain vigilant about the inherent risks associated with lower confidence levels in property valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.