Home Buy Condominium Executive Condo 3RM D19 - Hougang / Punggol / Sengkang3 Bed Executive Condo for Sale in Heron Bay

3 Bed Executive Condo for Sale in Heron Bay

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

$3,100,000

Added 4 months ago

Executive CondoFor sale

Beds: 3Baths: 3Area: 2002 sqft

Above Market· 9.2% above market

+17View all

Property Details

Property IDZcsNazoKzxmc6TAWcdo9Xi

PriceS$3,100,000

Property TypeExecutive Condo

StatusFor sale

Beds3

Baths3

Built Area2002 sqft

PSF

S$1,548

Year Built2015

Furnished StatusUnknown

Description

Features & Amenities

Spa pool

Wading pool

Gym

Lap pool

Parking

Viewing deck

Tennis court

Security

Location

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

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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 185 URA transactions

Fair Value

S$2.84M

S$1,418 psf

Asking Price

S$3.10M

S$1,548 psf

vs Market

+9.2%

Above Market

vs Last Done

+3.7%

Market Price

Tenure

88 yrs

99-year Leasehold · Balance remaining

Confidence

High

185 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

185 comparable transactions

S$1,234

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$1,418

Recent Comparable Transactions

10 shown · 185 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

Last Done

UPPER SERANGOON VIEW

Aug 2025 · Floor 16-20

▲S$1,493 psf

+5.3% vs FV

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

UPPER SERANGOON VIEW

Aug 2025 · Floor 16-20

▲S$1,493 psf

+5.3% vs FV

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

UPPER SERANGOON VIEW

Jul 2025 · Floor 16-20

▼S$1,390 psf

-2.0% vs FV

1,389 sqftS$1,930,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jul 2025 · Floor 11-15

▼S$1,386 psf

-2.3% vs FV

1,389 sqftS$1,925,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jul 2025 · Floor 06-10

▼S$1,326 psf

-6.5% vs FV

1,033 sqftS$1,370,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jun 2025 · Floor 16-20

▼S$1,327 psf

-6.4% vs FV

1,227 sqftS$1,628,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jun 2025 · Floor 11-15

▼S$1,350 psf

-4.8% vs FV

1,023 sqftS$1,380,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jun 2025 · Floor 01-05

▼S$1,202 psf

-15.2% vs FV

915 sqftS$1,100,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

Jun 2025 · Floor 11-15

▼S$1,369 psf

-3.5% vs FV

1,023 sqftS$1,400,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

May 2025 · Floor 11-15

▼S$1,335 psf

-5.9% vs FV

1,033 sqftS$1,380,00099 yrs lease commencing from 2012

UPPER SERANGOON VIEW

May 2025 · Floor 06-10

▼S$1,373 psf

-3.2% vs FV

1,389 sqftS$1,905,88899 yrs lease commencing from 2012

Below Fair Value

Above Fair Value

FV: S$1,418 psf

HELIOS AI Analysis

Based on 185 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…

Daphne Tan

License: L3008022J

Similar Properties

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

3 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

Daphne Tan

Similar Properties

Home Report · AVM Fair Value