53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$2,400,000






















C.H.E.A.P | C.H.E.A.P | C.H.E.A.P ••• SUPER RARE HERON BAY 5 BEDROOMS SWIMMING POOL VIEW UNIT FOR SALE! •••• • 5 BEDROOMS 3 BATHROOMS • TRANQUILITY LIVING WITH SWIMMING POOL UNBLOCKED VIEW • BRIGHT & BREEZY • NORTH - SOUTH FACING • SURROUNDED BY GREAT AMENITIES • SQUARISH & SPACIOUS EFFICIENT LAYOUT • WALKING DISTANCE TO KANGKAR LRT STATION • WITHIN ONE KM TO - CHIJ OUR LADY OF THE NATIVITY - NORTH VISTA PRIMARY SCHOOL - PUNGGOL PRIMARY SCHOOL • WITHIN TWO KM TO - COMPASSVALE PRIMARY SCHOOL - HOLY INNOCENTS' PRIMARY SCHOOL - MONTFORT JUNIOR SCHOOL - NORTH SPRING PRIMARY SCHOOL - PALM VIEW PRIMARY SCHOOL - RIVERVALE PRIMARY SCHOOL - SENG KANG PRIMARY SCHOOL - YIO CHU KANG PRIMARY SCHOOL DO NOT MISS AND MAKE THIS YOUR NEXT HOME! CALL ANDY LIM @ 9️⃣6️⃣7️⃣2️⃣8️⃣3️⃣7️⃣8️⃣ OR JOYCE LYE @ 9️⃣1️⃣4️⃣6️⃣3️⃣7️⃣7️⃣7️⃣ FOR EXCLUSIVE VIEWINGS TODAY! Trains (MRT & LRT) KANGKAR LRT SE4 0.96 Km RANGGUNG LRT SE5 1.03 Km BUANGKOK MRT NE15 1.4. Km Bus Stops Opp S'goon Sec Sch 324 Blk 477A 62, 62A, 102, 136 Opp Blk 477A 136, 102, 62, 6N Primary Schools Chij Our Lady Of The Nativity 0.76 km Punggol Primary 1.04 km North Vista Primary 1.13 km Secondary Schools Serangoon Secondary 0.25 km North Vista Secondary 0.74 km Holy Innocents' High 0.97 km Shopping Malls Rivervale Plaza 1.06 km The Midtown 1.13 km Hougang Mall 1.18 km Groceries & Supermarts Giant(Compassvale Bow) 0.98 km NTUC Fairprice (Rivervale Plaza) 1.06 km Giant(Hougang Plaza) 1.15 km
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 171 URA transactions
Fair Value
S$2.12M
S$1,418 psf
Asking Price
S$2.40M
S$1,604 psf
vs Market
+13.1%
vs Last Done
+7.4%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
171 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
171 comparable transactions
S$1,242
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
+2%
Adjusted Fair Value PSF
S$1,418
Recent Comparable Transactions
10 shown · 171 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-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.