Home Buy Condominium Executive Condo 4RM D19 - Hougang / Punggol / Sengkang4 Bed Executive Condo for Sale in Heron Bay

4 Bed Executive Condo for Sale in Heron Bay

53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore

$2,760,000

Added 4 months ago

Executive CondoFor sale

Beds: 4Baths: 5Area: 2271 sqft

Above Market· 28.7% above market

+17View all

Property Details

Property ID3ZpRWmfQqSvg55GQqvWRqR

PriceS$2,760,000

Property TypeExecutive Condo

StatusFor sale

Beds4

Baths5

Built Area2271 sqft

PSF

S$1,215

Year Built2015

Furnished StatusUnknown

Description

Features & Amenities

Spa pool

Lap pool

Tennis court

Gym

Viewing deck

Security

Wading pool

Parking

Location

53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

227

Average Price

S1.4M

Total Value

S312.7M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 2211 URA transactions

Fair Value

S$2.15M

S$945 psf

Asking Price

S$2.76M

S$1,215 psf

vs Market

+28.7%

Above Market

vs Last Done

-12.8%

Good Deal

Tenure

88 yrs

99-year Leasehold · Balance remaining

Confidence

High

2211 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Hougang

1362m away

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

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$945

Recent Comparable Transactions

10 shown · 2211 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneAug 2025	SENGKANG EAST AVENUE Floor 06-10	753sqft	S$1,050,000	▲S$1,394 +47.5% vs FV	99 yrs lease commencing from 2011
Aug 2025	SENGKANG EAST AVENUE Floor 06-10	753sqft	S$1,050,000	▲S$1,394 +47.5% vs FV	99 yrs lease commencing from 2011
Aug 2025	SENGKANG EAST AVENUE Floor 01-05	786sqft	S$1,040,000	▲S$1,324 +40.1% vs FV	99 yrs lease commencing from 2010
Aug 2025	SENGKANG EAST AVENUE Floor 01-05	1,033sqft	S$1,360,888	▲S$1,317 +39.4% vs FV	99 yrs lease commencing from 2010
Aug 2025	SENGKANG EAST AVENUE Floor 11-15	1,023sqft	S$1,450,000	▲S$1,418 +50.1% vs FV	99 yrs lease commencing from 2010
Aug 2025	UPPER SERANGOON VIEW Floor 16-20	1,507sqft	S$2,250,000	▲S$1,493 +58.0% vs FV	99 yrs lease commencing from 2012
Aug 2025	UPPER SERANGOON VIEW Floor 16-20	2,465sqft	S$2,615,000	▲S$1,061 +12.3% vs FV	99 yrs lease commencing from 2001
Aug 2025	UPPER SERANGOON CRESCENT Floor 06-10	1,109sqft	S$1,650,000	▲S$1,488 +57.5% vs FV	99 yrs lease commencing from 2011
Aug 2025	HOUGANG AVENUE 7 Floor 01-05	614sqft	S$1,070,000	▲S$1,744 +84.6% vs FV	99 yrs lease commencing from 2018
Aug 2025	HOUGANG AVENUE 7 Floor 01-05	517sqft	S$825,000	▲S$1,597 +69.0% vs FV	99 yrs lease commencing from 2018
Aug 2025	HOUGANG AVENUE 7 Floor 11-15	463sqft	S$790,000	▲S$1,707 +80.6% vs FV	99 yrs lease commencing from 2018

Last Done

SENGKANG EAST AVENUE

Aug 2025 · Floor 06-10

▲S$1,394 psf

+47.5% vs FV

753 sqftS$1,050,00099 yrs lease commencing from 2011

SENGKANG EAST AVENUE

Aug 2025 · Floor 06-10

▲S$1,394 psf

+47.5% vs FV

753 sqftS$1,050,00099 yrs lease commencing from 2011

SENGKANG EAST AVENUE

Aug 2025 · Floor 01-05

▲S$1,324 psf

+40.1% vs FV

786 sqftS$1,040,00099 yrs lease commencing from 2010

SENGKANG EAST AVENUE

Aug 2025 · Floor 01-05

▲S$1,317 psf

+39.4% vs FV

1,033 sqftS$1,360,88899 yrs lease commencing from 2010

SENGKANG EAST AVENUE

Aug 2025 · Floor 11-15

▲S$1,418 psf

+50.1% vs FV

1,023 sqftS$1,450,00099 yrs lease commencing from 2010

UPPER SERANGOON VIEW

Aug 2025 · Floor 16-20

▲S$1,493 psf

+58.0% vs FV

1,507 sqftS$2,250,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Aug 2025 · Floor 16-20

▲S$1,061 psf

+12.3% vs FV

2,465 sqftS$2,615,00099 yrs lease commencing from 2001

UPPER SERANGOON CRESCENT

Aug 2025 · Floor 06-10

▲S$1,488 psf

+57.5% vs FV

1,109 sqftS$1,650,00099 yrs lease commencing from 2011

HOUGANG AVENUE 7

Aug 2025 · Floor 01-05

▲S$1,744 psf

+84.6% vs FV

614 sqftS$1,070,00099 yrs lease commencing from 2018

HOUGANG AVENUE 7

Aug 2025 · Floor 01-05

▲S$1,597 psf

+69.0% vs FV

517 sqftS$825,00099 yrs lease commencing from 2018

HOUGANG AVENUE 7

Aug 2025 · Floor 11-15

▲S$1,707 psf

+80.6% vs FV

463 sqftS$790,00099 yrs lease commencing from 2018

Below Fair Value

Above Fair Value

FV: S$945 psf

HELIOS AI Analysis

Based on 2211 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

George Pzy

License: L3008022J

Similar Properties

Date

Block / Street

Area

Price

PSF

Tenure

Last DoneAug 2025

SENGKANG EAST AVENUE

Floor 06-10

753sqft

S$1,050,000

▲S$1,394

+47.5% vs FV

99 yrs lease commencing from 2011

Aug 2025

SENGKANG EAST AVENUE

Floor 06-10

753sqft

S$1,050,000

▲S$1,394

+47.5% vs FV

99 yrs lease commencing from 2011

Aug 2025

SENGKANG EAST AVENUE

Floor 01-05

786sqft

S$1,040,000

▲S$1,324

+40.1% vs FV

99 yrs lease commencing from 2010

Aug 2025

SENGKANG EAST AVENUE

Floor 01-05

1,033sqft

S$1,360,888

▲S$1,317

+39.4% vs FV

99 yrs lease commencing from 2010

Aug 2025

SENGKANG EAST AVENUE

Floor 11-15

1,023sqft

S$1,450,000

▲S$1,418

+50.1% vs FV

99 yrs lease commencing from 2010

Aug 2025

UPPER SERANGOON VIEW

Floor 16-20

1,507sqft

S$2,250,000

▲S$1,493

+58.0% vs FV

99 yrs lease commencing from 2012

Aug 2025

UPPER SERANGOON VIEW

Floor 16-20

2,465sqft

S$2,615,000

▲S$1,061

+12.3% vs FV

99 yrs lease commencing from 2001

Aug 2025

UPPER SERANGOON CRESCENT

Floor 06-10

1,109sqft

S$1,650,000

▲S$1,488

+57.5% vs FV

99 yrs lease commencing from 2011

Aug 2025

HOUGANG AVENUE 7

Floor 01-05

614sqft

S$1,070,000

▲S$1,744

+84.6% vs FV

99 yrs lease commencing from 2018

Aug 2025

HOUGANG AVENUE 7

Floor 01-05

517sqft

S$825,000

▲S$1,597

+69.0% vs FV

99 yrs lease commencing from 2018

Aug 2025

HOUGANG AVENUE 7

Floor 11-15

463sqft

S$790,000

▲S$1,707

+80.6% vs FV

99 yrs lease commencing from 2018

4 Bed Executive Condo for Sale in Heron Bay

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

George Pzy

Similar Properties

Home Report · AVM Fair Value