Simon Lane, Kovan, North-east Region, Singapore
$6,500,000
Property Highlight: • Brand New - Move in the moment you get the keys (TOP 2026) • 6 Spacious Bedrooms, all bright & airy + 7 Bathrooms • Private Home Lift - Perfect for multigenerational living • iMezzanine Level - Ideal for office, lounge, or playroom • Wet & Dry Kitchens - For serious cooking & stylish entertaining • Maid's Room + Helper's Toilet for added functionality • Bright South-East Facing - Morning sun & cool breeze Location Perks (Within 1km to Top Schools): - Holy Innocents' Primary School - Xinghua Primary School - Xinmin Primary School PM Ten Fong @ 9 2 2 6 8 4 9 1 For Viewing Appointment Now! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing.
Loading map...
Total Transactions
5
Average Price
S3.6M
Total Value
S18.2M
Calculating fair value from URA transaction data…


License: L3008022J
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
422m 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 unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $3,720,663, translating to a price per square foot (PSF) of $728. This valuation is notably positioned above the market average, with a substantial 74.7% difference from the baseline. Such a divergence suggests strong buyer interest and competitive demand for properties in this desirable locale, which has historically been characterized by its excellent connectivity and proximity to amenities.
The high model confidence level, supported by data from 115 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation. The Serangoon area continues to attract families and young professionals alike, contributing to a sustained upward pressure on property values. As the dynamics of the real estate market evolve, this property not only reflects the current market sentiment but also indicates a potential for appreciation, given its strategic location and the remaining lease period, which remains favorable for long-term investment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.