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…
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Automated Valuation based on 157 URA transactions
Fair Value
S$2.12M
S$1,418 psf
Asking Price
S$2.30M
S$1,537 psf
vs Market
+8.4%
vs Last Done
+2.9%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
157 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
157 comparable transactions
S$1,250
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$1,418
Recent Comparable Transactions
10 shown · 157 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,389sqft | S$1,930,000 | ▼S$1,390 -2.0% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,389sqft | S$1,925,000 | ▼S$1,386 -2.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,033sqft | S$1,370,000 | ▼S$1,326 -6.5% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,227sqft | S$1,628,000 | ▼S$1,327 -6.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,380,000 | ▼S$1,350 -4.8% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 915sqft | S$1,100,000 | ▼S$1,202 -15.2% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,400,000 | ▼S$1,369 -3.5% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,033sqft | S$1,380,000 | ▼S$1,335 -5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,389sqft | S$1,905,888 | ▼S$1,373 -3.2% vs FV | 99 yrs lease commencing from 2012 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
-2.0% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
-2.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
-6.5% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 16-20
-6.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-4.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
-15.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-3.5% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 11-15
-5.9% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
-3.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.