Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Semi-D @ Lor Gambir/ Jalan Labu Manis/ Serangoon - Tenure : 999 - Land : 2677 sqft - Build : 6752 sqft - Facing : North - Rooms : 6 + 0 + 1 - Ensuite : 6 - Bath : 8 Features : - Walk to Serangoon MRT station, NEX shopping mall - With more than 6759sf of build-up area, layered across 3 levels and an attic, this modern home offers an abundance of living spaces, both private and communal. - Within 1km to Maris Stella, Yangzheng. 2km to Pei Chun Public Sch, PLMGS(Pri), Cedar Pri, CHIJ Our Lady of Gd Counsel
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Total Transactions
4
Average Price
S1.6M
Total Value
S6.5M
Automated Valuation based on 2084 URA transactions · 3 outliers removed (IQR)
Fair Value
S$12.39M
S$1,834 psf
Asking Price
S$8.40M
S$3,138 psf
vs Market
-32.2%
Confidence
High
2084 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2084 comparable transactions
S$1,798
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,834
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | WOODLEIGH LANE | 463 | S$1,035,000 | S$2,236 |
| 2025-08 | WOODLEIGH LANE | 1,346 | S$2,770,000 | S$2,059 |
| 2025-08 | WOODLEIGH LANE | 463 | S$980,888 | S$2,119 |
| 2025-08 | BIDADARI PARK DRIVE | 743 | S$1,860,000 | S$2,504 |
| 2025-08 | LORONG LEW LIAN | 2,164 | S$1,880,000 | S$869 |
Showing 5 most recent transactions from 2084 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3002382K