Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$9,500,000
EMINENCE LANDED TEAM ========================= Level 1: Car porch, Pool, living, dining, powder room, dry kitchen, wet kitchen, helper's room, utility yard area. Mezzanite: Big ensuite and link corridor to balcony. Level 2: Master and Junior Master. Attic: 2 big ensuites with roof terrace and a small common room. Basement: Carpark, entertainment room and HS. Nestled in a serene landed enclave, this exquisite pair of semi-detached home offers a perfect blend of luxury and comfort. The residence boasts a stunning architectural design, featuring sleek, clean lines and expansive windows that flood the interiors with natural light. The open floor plan seamlessly integrates the living, dining, and kitchen areas, creating an inviting space for entertaining and family gatherings. The kitchen is a chef’s dream, equipped with modern appliances, custom cabinetry, and elegant stone countertops. Upstairs, the bedrooms serve as expansive retreats, each featuring ample closet space and its own luxurious bathroom. Outdoors, a beautifully landscaped garden and a private patio provide an idyllic setting for relaxation and outdoor dining. This stunning home combines functionality with aesthetic allure, making it a perfect choice for those who seek a stylish yet comfortable living environment. Just 3mins drive to Serangoon Nex, the largest mall in North-East region and one of the largest suburban malls in Singapore, integrated with the air-conditioned Serangoon Bus Interchange and Serangoon MRT station. Call us for more details now!
Loading map...
Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$3.93M
S$491 psf
Asking Price
S$9.50M
S$2,446 psf
vs Market
+141.7%
vs Last Done
+245.5%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Lorong Chuan
1022m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +44.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +44.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +34.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +50.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.4% 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 +59.7% 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 +32.0% 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 +29.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +66.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +54.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +12.0% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+50.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+32.0% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+29.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+66.0% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+54.2% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+12.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Serangoon, with a remaining lease of 52 years, presents a compelling case for both investors and potential homeowners. With an estimated value of $3,930,765, equating to $491 per square foot, this property stands significantly above the baseline market valuation by 141.7%. This premium pricing underscores the desirability of the Serangoon locale, which is characterized by its strategic accessibility and vibrant community amenities.
Market dynamics indicate a robust demand for HDB properties in this region, as evidenced by our analysis of 116 recent resale transactions within close proximity. The high model confidence in this valuation suggests that the prevailing market conditions are conducive to sustained interest. Buyers may be drawn to the combination of a well-established neighborhood and the potential for future capital appreciation, particularly in light of the diminishing lease terms in the broader HDB landscape. The remaining 52-year lease, while a critical factor in valuation, is counterbalanced by the strong market sentiment and the premium attributes of this executive flat.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.