53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$2,300,000







Superb location and Spacious 5 Bedroom at HERON BAY This unit stands out as the ONLY stack in Heron Bay featuring 5 bedrooms, ensuring a one-of-a-kind living experience. Property Attributes: - ONLY stack in Heron Bay with 5BR layout - Wide stretch balcony which links Junior Master, Living room and 1x common bedroom - Spacious kitchen, perfect for families - Enclosed kitchen (with the flexibility of changing it to an open kitchen) - Shuttle Bus to and fro Hougang MRT - Mins drive to KPE/TPE for convenience to various destinations - Well maintained unit - Serious and Motivated Sellers Facing: - From living room facing out: NE - From main door facing out: South - Balcony Pool facing Amenities Nearby: - Hougang Capeview (Coffeeshop, NTUC, Barber, Bakery) (JUST ACROSS THE ROAD!) - Hougang Mall (Shuttle Bus provided) - Rivervale Mall - The Midtown - Sengkang Grand Mall - Hougang Green Mall And many more! Schools nearby: - CHIJ Our Lady of the Nativity (Primary) (0.74KM) - Serangoon Secondary School (0.22KM) - North Vista Secondary School (0.76KM) - Holy Innocents’ High School (Secondary) (1.00KM) Convenient access to public transportation: - MRT/LRT: SE4 Kangkar (0.90KM) - MRT: NE14 Hougang (1.4KM) *For Owners Should you need any advise in property related matters (e.g. Portfolio Restructuring/Financial Calculations etc), I’m able to provide COMPLIMENTARY consultation to show you the options that fit you best! Feel free to contact me for further enquiries or to arrange a viewing! Jaren Hoo | Marketing Director Preeminent Group ERA, 10x Consecutive Champion Group
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 2211 URA transactions
Fair Value
S$1.41M
S$945 psf
Asking Price
S$2.30M
S$1,537 psf
vs Market
+62.8%
vs Last Done
No recent data
For exact comparison
Tenure
Freehold
No lease decay
Confidence
High
2211 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2211 comparable transactions
S$1,345
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$945
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.