7 Lorong Lew Lian 531007, Upper Paya Lebar, North-east Region, Singapore
$1,000 /month


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The listing is for a Common Room available for rent in 7 Lorong Lew Lian, a stunning HDB Flat in Singapore. If you are searching for a HDB in Singapore, look no further than this stunning HDB for Rent in Serangoon. Located in District 19, Lew Lian Gardens was completed in 1978 and is a 99 year leasehold HDB Development. This hdb for rent is one of a total of 89 units in the development which has a total of 12 floors and is one of 8 HDB blocks on Lorong Lew Lian. If you are looking for a property in the Serangoon HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Serangoon (396 m) - 6 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 426 (184 m) - 3 mins walk • St. Gabriel's Secondary School (206 m) - 3 mins walk • Blk 421 (266 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (227 m) - 4 mins walk • Prime Supermarket (415 m) - 6 mins walk • Cold Storage @ NEX (463 m) - 7 mins walk ⭑ Nearby Schools • Brilliant Tots @ Serangoon (204 m) - 3 mins walk • Braddell Heights Education Centre (269 m) - 4 mins walk • St. Gabriel's Secondary School (274 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Lorong Ong Lye Interim Park (266 m) - 4 mins walk • Interim Park - Upper Serangoon Road (339 m) - 5 mins walk • Sunshine Ville Community Garden (397 m) - 6 mins walk • 7 more parks within 1 km Please call Jacqueline Oon from 99.co @ +659848XXXX to arrange for a viewing.
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Total Transactions
46
Average Price
S1.4M
Total Value
S64.4M
Calculating fair value from URA transaction data…
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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$1,000
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Serangoon
393m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$608
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$670
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -8.7% vs FV | 99yr from 1978 |
Aug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -8.7% vs FV | 99yr from 1978 |
May 2024 | Blk 8 LOR LEW LIAN Floor 10 TO 12 | 474sqft | S$286,000 | ▼S$604 -9.9% vs FV | 99yr from 1978 |
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 8 LOR LEW LIAN
May 2024 · Floor 10 TO 12
-9.9% vs FV
HELIOS AI Analysis
The valuation of the 2-room HDB unit in Serangoon, with a remaining lease of 75 years, reflects a current estimated value of $87,154, translating to $670 per square foot (PSF). This valuation, which shows no difference from the baseline market price, indicates a stable yet cautious market sentiment in the area. Given the low model confidence derived from only two recent resale transactions nearby, it suggests that the market dynamics are influenced by limited transactional data, which can lead to variability in pricing assessments.
As the remaining lease of 75 years is a critical factor in HDB valuations, it positions the property at a juncture where potential buyers may weigh the longevity of tenure against the more immediate market conditions. The Serangoon area, known for its strategic location and community amenities, continues to attract interest, albeit with subdued market activity. This suggests that while the property remains competitively priced, prospective buyers should consider broader economic factors and local real estate trends when making purchasing decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.