Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,500,000



















FREEHOLD 2/S with basement inter terrace @ Tai Keng Gardens (6 bedrooms) Land 1705 Sqft Built up area: approximately 3300sqft. Major additions & alterations (A & A), CSC for A&A obtained in 2013. 6 bedrooms (2 en-suites), ideal for large families or multi generation families. 1st level: covered car porch, split level living & dining rooms, kitchen, 1 sizeable granny room & bathroom. 2nd level: family area, master bedroom with attached bathroom & balcony; 2 common rooms & 1 common bath. Basement: family area, 2 bedrooms (1 with attached bathroom), patio used as washing / clothes drying areas. Paya Lebar Methodist Girls’ School…stone throw / walk / short cut walk to Lor Ah Soo / Hougang…very convenient. Also near to Kensington Park, Nex Shopping Mall, near eateries & shops. Nearby Schools include Paya Lebar Methodist Pr & Sec schools, Maria Stella High School, Cedar Pr school, Xinghua Pr School & Yangzheng Pr School. Minimal renovations needed, give it a new paint job & it prob will look as good as new. After selling, owners need 3-6mths’ free extension stay. Pl contact May Goh “Nine Seven 5 5 3 5 5 9 “ for viewing thanks. Note: the address is only indicative and not the actual address. See to believe! Please contact May Goh 9755XXXX for viewings.
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…


License: L3009847F
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$1.56M
S$472 psf
Asking Price
S$4.50M
S$1,364 psf
vs Market
+188.9%
vs Last Done
+106.0%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
115 comps
Nearest MRT
Bartley
827m away · +2% 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)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$472
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 +40.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +40.3% 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 +56.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +29.4% 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 +66.1% 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 +37.3% 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 +35.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +72.7% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +60.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +16.5% 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 +48.7% vs FV | 99yr from 1997 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.3% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+56.4% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+29.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+66.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+37.3% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+35.2% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+72.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+60.4% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+16.5% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+48.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 49 years, has been assessed at an estimated value of $1,557,503, translating to $472 PSF. This valuation is notably above the market baseline, reflecting a significant difference of 188.9%. Such a premium valuation indicates strong demand dynamics in the Serangoon area, driven by factors such as location desirability, accessibility, and the overall appeal of executive HDB living.
Market trends in the vicinity, supported by data from 115 recent HDB resale transactions, suggest a robust confidence in the valuation model, categorized as high confidence. The extended lease period of 49 years for this executive unit offers potential buyers a considerable timeframe to benefit from the property, an essential factor in Singapore's real estate landscape where lease duration plays a critical role in value perception. This premium positioning also reflects the evolving market preferences where homebuyers are increasingly willing to invest in larger, well-located HDB properties that promise both comfort and convenience.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.