Jalan Kesoma, Upper Paya Lebar, North-east Region, Singapore
$4,800,000







Ideal for rebuild. North facing. Build your dream home Car porch can park up to 3 cars. Quiet facing Away from main road. 5 min walk bartley mrt And just 1.2 km from Serangoon MRT Station, commuting is a breeze. Families will appreciate the proximity to reputable schools, with Maris Stella High School only 1.1 km away and St. Gabriel's Secondary School just 1.4 km away. For your shopping needs, NEX shopping mall is a mere 1.5 km away, offering a variety of retail and dining options. Additionally, Prime Supermarket is conveniently located just 1.2 km from your doorstep, ensuring you have everything within reach.
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Total Transactions
6
Average Price
S2.4M
Total Value
S14.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$1.46M
S$730 psf
Asking Price
S$4.80M
S$2,400 psf
vs Market
+228.6%
vs Last Done
+217.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Bartley
407m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$730
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.7% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +3.8% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +4.4% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +4.1% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -8.5% vs FV | 99yr from 1985 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▼S$650 -11.0% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +0.8% vs FV | 99yr from 1985 |
Apr 2025 | Blk 316 SERANGOON AVE 2 Floor 01 TO 03 | 1,679sqft | S$1,236,000 | ▲S$736 +0.8% vs FV | 99yr from 1984 |
Apr 2025 | Blk 318 SERANGOON AVE 2 Floor 04 TO 06 | 1,604sqft | S$1,268,000 | ▲S$791 +8.4% vs FV | 99yr from 1985 |
Apr 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,625sqft | S$1,170,000 | ▼S$720 -1.4% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.7% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+3.8% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+4.4% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+4.1% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
-8.5% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
-11.0% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+0.8% vs FV
Blk 316 SERANGOON AVE 2
Apr 2025 · Floor 01 TO 03
+0.8% vs FV
Blk 318 SERANGOON AVE 2
Apr 2025 · Floor 04 TO 06
+8.4% vs FV
Blk 317 SERANGOON AVE 2
Apr 2025 · Floor 10 TO 12
-1.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, estimated at $1,460,868 or $730 PSF, reflects a compelling market signal, positioning it significantly above the baseline by 228.6%. This substantial deviation from the market norm indicates a robust demand for residential properties in this sought-after district, underscoring the desirability of HDB living amidst urban conveniences and well-established amenities.
With a remaining lease of 75 years, this property not only offers a long-term tenure that appeals to both homeowners and investors but also exemplifies the high confidence level attributed to the valuation model, based on a solid analysis of 116 recent HDB resale transactions within the vicinity. The high model confidence highlights the reliability of the data and the prevailing market trends, reinforcing the notion that Serangoon remains a prime locale for prospective buyers looking to secure a valuable asset.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.