Lorong Ong Lye, Upper Paya Lebar, North-east Region, Singapore
$5,990,000






**RARE SPACIOUS, RENOVATED AND MOVE-IN INTER TERRACE FOR SALE AT JALAN BUNGA RAMPAI** • 3 STOREYS • 8 BEDROOMS + 8 BATHROOMS • LAND SIZE 2706SQFT • BUILD SIZE 5000SQFT (approx) • PARK 3 TO 4 CARS • TOP BUILD IN 2013 (RECON) • MOVE IN & RENOVATED • BRIGHT AND BREEZY • SHORT WALK TO BARTLEY MRT WITH SHELTER • LOW PSF! • SHORT DRIVE TO CBD, ORCHARD, TOWN • EASY ACCESS TO HIGHWAYS (PIE, KPE) • SERIOUS AND MOTIVATED SELLER • CLOSE TO AMENITIES * THE WOODLEIGH MALL * NEX MALL * BREADTALK HQ * GENTRAL MALL * SUPERMARKET (NTUC) * COFFEE SHOPS • CLOSE TO GOOD SCHOOL * MAPLEBEAR SCHOOL * MARIS STELLA HIGH SCHOOL (WITHIN 1KM) * CEDAR PRIMARY SCHOOL (WITHIN 1KM) * PAYA LEBAR METHODIST GIRLS SCHOOL (WITHIN 2KM) * ST MARGARET PRIMARY SCHOOL (WITHIN 2KM) * YANGZHENG PRIMARY SCHOOL (WITHIN 2KM) * ST ANDREW SCHOOL * ST GABRIEL'S SECONDARYSCHOOL * BARTLEY SECONDARY SCHOOL * ZHONGHUA SECONDARY SCHOOL * STAMFORD AMERICAN INTERNATIONAL SCHOOL * DPS INTERNATIONAL CONTACT ME AT 9.6.5.3.5.5.5.7 FOR AN EXCLUSIVE VIEWING TODAY! CLIFTON ONG 9.6.5.3.5.5.5.7 PROPNEX REALTY PTE LTD Lorong Paya Lebar / Bartley / Thrift drive / Rochdale Road / Jalan Kurnia / Joo Seng / Tai Seng / How Sun / Quemoy Road / Sennett Estate / Macpherson / Happy Avenue / Serangoon / Bidadari / Alkaff / Circuit Road / Defu / Hougang / Kovan / Bradell / Woodleigh / Potong Pasir
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Total Transactions
4
Average Price
S3.9M
Total Value
S15.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 59 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.05M
S$611 psf
Asking Price
S$5.99M
S$1,198 psf
vs Market
+96.1%
vs Last Done
+69.2%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
59 comps
Nearest MRT
Serangoon
628m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
59 comparable transactions
S$655
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$611
Recent Comparable Transactions
10 shown · 59 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +15.9% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +15.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +8.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 0.0% 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 +20.8% 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 +4.4% 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 +6.1% vs FV | 99yr from 1992 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +16.9% 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 +15.4% 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 +3.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +22.9% vs FV | 99yr from 1989 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
0.0% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+20.8% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+4.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+6.1% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+16.9% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+15.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+3.9% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+22.9% vs FV
HELIOS AI Analysis
The HDB Executive property located in Serangoon, with a remaining lease of 64 years, presents an intriguing investment opportunity, currently valued at approximately $3,054,419, equating to a price per square foot (PSF) of $611. This valuation is notably positioned above the market average, reflecting a significant 96.1% difference from the baseline valuation. Such a premium indicates a strong demand for this type of property in the affluent Serangoon district, which is characterized by its excellent accessibility, vibrant community amenities, and proximity to key commercial hubs.
Our analysis, bolstered by a comprehensive review of 59 recent HDB resale transactions within the vicinity, reveals a high model confidence level in this valuation. The sustained interest in HDB Executive flats, particularly those with remaining leases exceeding 60 years, underscores a prevailing trend among buyers who value both space and long-term investment potential. In a market where leasehold properties are often subject to scrutiny, the resilience of this valuation suggests that the unique attributes of the Serangoon area continue to drive buyer sentiment, making this an exceptional opportunity for discerning investors.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.