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
The valuation of the HDB Executive property in Serangoon, with a remaining lease of 49 years, has been assessed at an estimated value of $1,557,503, translating to $472 PSF. This valuation positions the property significantly above the current market baseline, reflecting an impressive 174.8% difference. Such a premium valuation signals robust demand and a competitive landscape for HDB properties in the area, which is underscored by the strong model confidence rating of High. The analysis is backed by data from 115 recent HDB resale transactions within the vicinity, providing a solid foundation for this assessment.
The dynamics of the housing market in Serangoon indicate a favorable environment for sellers and investors alike. With the remaining lease of 49 years, this property still offers considerable longevity for prospective homeowners, which is an attractive feature amidst Singapore's evolving real estate landscape. Furthermore, the significant premium over the baseline suggests that buyers are willing to invest beyond conventional pricing norms, likely due to the area's strategic location and the intrinsic value of HDB living. This trend highlights the importance of location and lease duration in shaping property values, as well as the growing interest in HDB estates as viable investment options.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.