Simon Lane, Kovan, North-east Region, Singapore
$6,500,000
Brand New 3.5 Storey Inter-Terrace with Private Lift & Mezzanine in Prime District 19 – Just Bring Your Luggage Will Do! ⸻ Property Highlights • Land Size: Approx. 1,600 sqft • Built-Up Area: Approx. 5,100 sqft • Bedrooms: 6 • Bathrooms: 7 • Frontage: ~6.1m | Depth: ~24m • Main Door Facing: South East • Parking: Park 2 car inside; ample space for more outside • Tenure: Freehold ⸻ Layout Overview 1st Storey: • Living & dining area • Wet & dry kitchen • Helper’s room • Bathroom • Yard 1st Storey Mezzanine: • Bedroom 1 en-suite 2nd Storey: • Master bedroom 1 en-suite with balcony 2nd Storey Mezzanine: • Bedroom 2 en-suite 3rd Storey: • Master bedroom 2 en-suite 3rd Storey Mezzanine: • Bedroom 3 en-suite Attic Storey: • Bedroom 4 en-suite with balcony • Family area ⸻ Nearby Amenities Primary Schools within 1km: • Holy Innocents’ Primary School • Xinghua Primary School • Xinmin Primary School MRT Stations Nearby: • Kovan MRT (NE13, North East Line) ⸻ Contact Mak Hui Lyn at 9834.3123 for an exclusive viewing today! 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.
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Total Transactions
5
Average Price
S3.6M
Total Value
S18.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$3.72M
S$729 psf
Asking Price
S$6.50M
S$4,062 psf
vs Market
+74.9%
vs Last Done
+513.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
460m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$661
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$729
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.2% 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 +1.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.2% 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 +7.5% 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 -11.1% 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 -12.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -24.6% 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 -3.7% vs FV | 99yr from 1997 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.5% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.8% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-24.6% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.7% vs FV
HELIOS AI Analysis
The HDB Executive unit in Serangoon, boasting a remaining lease of 75 years, has been appraised at an estimated value of $3,716,769, translating to $729 per square foot (PSF). This valuation places the property significantly above the market baseline, with a remarkable 74.9% difference indicating a premium positioning within the current HDB market landscape. Such a disparity suggests that this unit is not only highly desirable but also reflects the robust demand dynamics prevalent in the Serangoon area, known for its vibrant community and well-developed amenities.
The model confidence for this valuation is categorized as high, underscoring the reliability of the data, which has been derived from a comprehensive analysis of 115 recent HDB resale transactions in the vicinity. This extensive dataset provides a solid foundation for understanding local market trends and pricing behaviors, which are crucial for prospective buyers and investors. As the Serangoon precinct continues to evolve, the long remaining lease of this HDB Executive unit further enhances its investment appeal, suggesting a strong potential for future capital appreciation in this competitive segment of the residential market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.