Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,280,000




















New Exclusive By PNG Landed Excellence! Excellent Home for Upgraders Looking For Popular Schools ! You Must Come And Experience How Spacious This House Has To Offer! Priced At Only $4.28MIL An exceptional location within the school zones of Paya Lebar Methodist Girls’ School and Maris Stella High School. This beautifully reconstructed home, built just 11 years ago by the Owner, has been thoughtfully revamped to offer a highly functional and comfortable layout, creating a warm and welcoming living environment for the whole family. Nestled in a serene landed housing enclave, this home enjoys abundant natural light and refreshing cross ventilation daily. With no high-rise developments nearby, you’ll experience peaceful surroundings and open skies every day. Convenience is another key feature! Enjoy easy access to public transport such as Bartley Mrt Station, nearby amenities, and reputable schools all within close reach. Home Features: Location: Tai Keng Gardens Land Size: 1,300 sqft Built-Up: 3,300 sqft Approx Levels: 2 Storeys + Attic Rooms: 4 Bedrooms + Maid Layout Description: 1st Floor: Helper’s Room 2nd Floor: 3 Common Bedrooms ( 2 Ensuites ) Attic: Master Bedroom ( With Walk-In Wardrobe ) Tenure: Freehold Condition: Very Good Don’t miss this rare opportunity to own an exceptional property that perfectly combines comfort, lifestyle, and convenience — A true gem for discerning upgraders!
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$1.56M
S$472 psf
Asking Price
S$4.28M
S$1,297 psf
vs Market
+174.8%
vs Last Done
+95.9%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
115 comps
Nearest MRT
Bartley
827m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$472
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +40.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +40.3% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +59.1% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +58.5% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +60.4% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▲S$699 +48.1% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▲S$686 +45.3% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +34.7% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +62.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +56.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +29.4% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.3% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+40.3% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+59.1% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+58.5% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+60.4% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
+48.1% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
+45.3% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
+34.7% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+62.5% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+56.4% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+29.4% vs FV
HELIOS AI Analysis
In the current real estate landscape of Singapore, the valuation of the HDB Executive flat in Serangoon, with a remaining lease of 49 years, presents an intriguing case of market dynamics. Priced at an estimated value of $1,557,503, translating to $472 per square foot, this property is positioned significantly above the market baseline, with a striking 174.8% difference. Such a premium valuation indicates a robust demand for HDB properties in this desirable district, driven by various factors including location desirability, amenities, and demographic trends.
The strong market signal, categorized as "Above Market," reflects a high model confidence in the valuation, supported by 115 recent HDB resale transactions in the vicinity. This analytical precision underscores the appeal of Serangoon as a residential hotspot, appealing to both families and investors alike. The combination of the property's remaining lease and the surrounding market activity suggests an attractive proposition for prospective buyers, who may benefit from both immediate living conditions and long-term investment potential in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.