Serangoon Avenue 1, Upper Paya Lebar, North-east Region, Singapore
$8,200,000








1 Pair of Brand New Semi-Detached @ Bartley Rise Estate TOP in 2026 Prime location: Tucked away in the charming and peaceful Bartley Rise Estate, this home offers the best of both worlds — serene landed living with unmatched convenience. While most landed homeowners drive, this gem is just a short stroll to not one, but two MRT stations — Bartley and Serangoon — making daily commutes a breeze. Within 1km of Top Schools: For families prioritizing education, this property ticks a crucial box — it’s located within 1km of two renowned primary schools. Access to quality schools has always been a key driver in property value and demand — and this home places your child’s future right at your doorstep. [PLOT 1] - 3 Sty Semi-Detached with Attic + Pool + Lift - Freehold - Land 2680sf approx - Build 6752sf approx - 6 Bedrooms en-suites - Park 3 cars - 10m Swimming Pool - North Facing Property Details By Level: LEVEL 1: Living/Dining/Powder Room/Wet+Dry Kitchen/Pool LEVEL 2: 2 bedroom en-suites/Family Area LEVEL 3: 3 Bedroom en-suites/Family Area ATTIC: Master Bedroom with Walk-in Wardrobe [PLOT 2] - 3 Sty Semi-Detached with BASEMENT + Attic + Pool + Lift - Freehold - Land 2800sf approx - Build up 8227sf approx - Park 4 cars - 10m Swimming Pool - North Facing Property Details By Level: LEVEL 1: Double Volume Living/Dining/Powder Room/Wet+Dry Kitchen LEVEL 2: 2-bedroom en-suites LEVEL 3: 3 Bedroom en-suites/Family Area ATTIC: Master Bedroom with Walk-in Wardrobe [PRICE STARTING FROM $8.6M] NOTE: All land and built-up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the sale. Another Quality Listing of: Huttons Landed Division We LAND Results for YOU! _________________________________
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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 116 HDB resale transactions (data.gov.sg)
Fair Value
S$4.93M
S$730 psf
Asking Price
S$8.20M
S$1,215 psf
vs Market
+66.3%
vs Last Done
+112.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Serangoon
450m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$730
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -21.5% vs FV | 99yr from 1986 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -21.5% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +2.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -3.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.3% 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 +1.1% 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 +7.4% 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 -12.6% 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 -11.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.6% vs FV | 99yr from 1998 |
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-21.5% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-21.5% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+2.1% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-3.0% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.1% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.6% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.6% vs FV
HELIOS AI Analysis
The valuation of the Executive HDB property located in Serangoon, with a remaining lease of 75 years, has been pegged at an estimated value of $4,931,890, translating to a price per square foot (PSF) of $730. This valuation is particularly noteworthy as it indicates a market signal that is significantly above the baseline, with a remarkable 66.3% difference. Such a premium suggests strong demand dynamics in the Serangoon area, where recent market trends indicate a robust appetite for HDB properties, especially among families seeking spacious living arrangements in a well-connected locale.
The valuation model utilized for this analysis boasts a high confidence level, drawing insights from 116 recent HDB resale transactions in the vicinity. The elevated pricing reflects a combination of factors, including the enduring appeal of Serangoon as a residential hub, the attractive lease tenor, and the overall resilience of the HDB market in Singapore. As urban developments continue to unfold and enhance the living experience in the region, this Executive HDB stands out as a prime investment opportunity, poised to attract discerning buyers looking for long-term value in a thriving community.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.