Simon Road, Kovan, North-east Region, Singapore
$6,499,999
Brand New Freehold Terrace with Private Lift in Prime Kovan Nestled along Simon Lane, Kovan, this brand new 3.5-storey freehold terrace offers the perfect blend of modern comfort and everyday convenience. Sitting on approximately 1,600 sq ft of land with an estimated 5,110 sq ft of built-up space, the home is thoughtfully designed with 6 spacious bedrooms and 7 bathrooms, all filled with natural light. A private home lift ensures seamless accessibility across all levels—ideal for multi-generational living and long-term comfort. Located just minutes from Heartland Mall, Hougang Mall, Cold Storage, and NTUC FairPrice, everything you need is right at your doorstep. Estimated TOP: Dec 2025 / Jan 2026 This is a rare chance to secure a brand new freehold landed home in the highly sought-after Kovan enclave, where lifestyle convenience meets enduring value. Schedule your exclusive viewing today and experience this exceptional home firsthand.
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Total Transactions
6
Average Price
S4.5M
Total Value
S27.2M
Calculating fair value from URA transaction data…


License: L3009250K
Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$3.72M
S$728 psf
Asking Price
S$6.50M
S$4,062 psf
vs Market
+74.7%
vs Last Done
+450.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
199m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$660
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$728
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +1.4% 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 +1.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.1% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +12.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +4.0% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -24.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -3.6% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▼S$714 -1.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▼S$705 -3.2% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▼S$635 -12.8% vs FV | 99yr from 1992 |
Dec 2025 | Blk 234A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,082,888 | ▼S$719 -1.2% vs FV | 99yr from 1998 |
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.4% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.1% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+12.0% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+4.0% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-24.5% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.6% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-3.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-12.8% vs FV
Blk 234A SERANGOON AVE 2
Dec 2025 · Floor 01 TO 03
-1.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $3,720,663, translating to $728 per square foot (PSF). This valuation indicates a market signal that is significantly above the baseline, as evidenced by a remarkable 74.7% difference from the standard market assessment. Such a premium valuation suggests a robust demand for properties in this highly sought-after district, characterized by its strategic location and amenities that cater to a diverse demographic.
Our analysis, grounded in data from 115 recent HDB resale transactions in the vicinity, underscores the model's high confidence level regarding this valuation. The combination of a substantial remaining lease and the surrounding market dynamics positions this property as a lucrative investment opportunity. The Serangoon area is known for its family-friendly environment, strong community ties, and accessibility to public transport, further enhancing the desirability of this HDB Executive unit. Investors and homeowners alike should consider the implications of such a premium valuation in the context of their long-term property strategies.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.