Serangoon Terrace, Upper Paya Lebar, North-east Region, Singapore
$3,600,000

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Total Transactions
13
Average Price
S2.4M
Total Value
S31.8M
Calculating fair value from URA transaction data…

License: L3008899K
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Automated Valuation based on 13 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.76M
S$705 psf
Asking Price
S$3.60M
S$1,219 psf
vs Market
+104.3%
vs Last Done
+49.6%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
13 comps
Nearest MRT
Serangoon
490m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
13 comparable transactions
S$681
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.986
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$705
Recent Comparable Transactions
10 shown · 13 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.6% vs FV | 99yr from 1998 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.6% vs FV | 99yr from 1998 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -0.4% vs FV | 99yr from 1997 |
Dec 2025 | Blk 234A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,082,888 | ▲S$719 +2.0% vs FV | 99yr from 1998 |
Oct 2025 | Blk 544 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,507sqft | S$1,080,888 | ▲S$717 +1.7% vs FV | 99yr from 1997 |
Oct 2025 | Blk 544 SERANGOON NTH AVE 3 Floor 01 TO 03 | 1,550sqft | S$960,000 | ▼S$619 -12.2% vs FV | 99yr from 1997 |
Jun 2025 | Blk 232A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,000,000 | ▼S$664 -5.8% vs FV | 99yr from 1998 |
May 2025 | Blk 544 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,507sqft | S$1,000,000 | ▼S$664 -5.8% vs FV | 99yr from 1997 |
Apr 2025 | Blk 543 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,507sqft | S$1,025,000 | ▼S$680 -3.5% vs FV | 99yr from 1997 |
Feb 2025 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,507sqft | S$980,000 | ▼S$650 -7.8% vs FV | 99yr from 1997 |
Oct 2024 | Blk 236A SERANGOON AVE 2 Floor 07 TO 09 | 1,507sqft | S$1,180,000 | ▲S$783 +11.1% vs FV | 99yr from 1998 |
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.6% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.6% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-0.4% vs FV
Blk 234A SERANGOON AVE 2
Dec 2025 · Floor 01 TO 03
+2.0% vs FV
Blk 544 SERANGOON NTH AVE 3
Oct 2025 · Floor 07 TO 09
+1.7% vs FV
Blk 544 SERANGOON NTH AVE 3
Oct 2025 · Floor 01 TO 03
-12.2% vs FV
Blk 232A SERANGOON AVE 2
Jun 2025 · Floor 01 TO 03
-5.8% vs FV
Blk 544 SERANGOON NTH AVE 3
May 2025 · Floor 10 TO 12
-5.8% vs FV
Blk 543 SERANGOON NTH AVE 3
Apr 2025 · Floor 07 TO 09
-3.5% vs FV
Blk 543 SERANGOON NTH AVE 3
Feb 2025 · Floor 10 TO 12
-7.8% vs FV
Blk 236A SERANGOON AVE 2
Oct 2024 · Floor 07 TO 09
+11.1% vs FV
HELIOS AI Analysis
The HDB Executive property located in Serangoon has been appraised at an estimated value of $1,761,758, translating to a price per square foot (PSF) of $705. This valuation reflects a significant premium, as it stands 104.3% above the baseline market rate, indicating that the property is positioned in a competitive segment of the market, likely due to its desirable location and the amenities available in the vicinity.
With a remaining lease of 69 years, this property benefits from a substantial tenure, which is increasingly appealing to buyers in the current landscape of Singapore's HDB market. The model confidence in this valuation is categorized as medium, based on an analysis of 13 recent HDB resale transactions within the area. This suggests a healthy demand, although potential buyers should remain cognizant of the intrinsic market dynamics that influence property values, including lease tenure and surrounding infrastructure developments. The elevated valuation underscores the potential for capital appreciation, making it a noteworthy consideration for both investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.