Li Hwan Drive, Serangoon Garden, North-east Region, Singapore
$6,800,000








Call Audrey Wong @ 92249ll9 to view!! PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Rare 2.5 Storey Corner-T @ Mei Hwan vicinity - Tenure : Freehold - Land : 5100 sqft - Build : 4050 sqft Features : -Rarely available in this highly-sought after tranquil landed enclave in Mei Hwan vicinity yet conveniently accessible to public transport, Lor Chuan MRT and Mall etc -Potential to renovate or A&A recreate to your own dream home. -Within 1km of good schools for your little ones - CHIJ Our Lady Of Good Counsel, St. Gabriel's Primary and Zhonghua PrimaryC16 -Near to a wealth of amenities & food options. Walk to the heart of Serangoon Garden in 12mins, Serangoon Market & Food Centre, hippy shops and cafe, and My Village Call Audrey Wong @ 92249ll9 to view!! Nearby: Junction 8, Bishan MRT, Jalan Binchang, Binchang Walk, Clover Ave, Clover Crescent, Jalan Insaf, Binchang Rise, Clover Way, Clover Rise, Jalan Peminpin, Marymount MRT, Lower Pierce Reservoir, Upper Thomson, Natural Greens. Jalan Lanjut. Jalan Menarong. Jalan Rukam. Jalan Kuras. Jalan Sappan. Jalan Chengam. Jalan Tarum. Jalan Leban. Jalan Gelenggang. Saint nicholas girls. Jalan Chempedak. Jalan Batai. Seraya Crescent. Casuarina. Nemesu Avenue. Old Upper Thomson Rd. Sembawang Hills FC. Mayflower Sec Sch. Adana @ Thomson. Thomson View. Thomson Estate. Sin Ming. Bishan. District 20. Shangrila Close. Shangrila Walk. St Nicholas View. CHIJ. Ellington. Future Mayflower MRT Station . TE 6. Thomson Line. Ang Mo Kio Ave 2. Ang Mo Kio Secondary.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
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$1.73M
S$427 psf
Asking Price
S$6.80M
S$1,680 psf
vs Market
+292.9%
vs Last Done
+193.2%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
116 comps
Nearest MRT
Lorong Chuan
390m 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)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$427
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▲S$573 +34.2% vs FV | 99yr from 1986 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▲S$573 +34.2% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +74.5% vs FV | 99yr from 1998 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +65.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +55.0% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +43.1% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +72.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +83.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▲S$638 +49.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▲S$648 +51.8% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +90.9% vs FV | 99yr from 1998 |
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
+34.2% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
+34.2% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+74.5% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+65.8% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+55.0% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+43.1% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+72.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+83.6% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+49.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+51.8% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+90.9% vs FV
HELIOS AI Analysis
In the current real estate landscape of Singapore, the valuation of the HDB Executive unit in Serangoon, with a remaining lease of 43 years, stands at an estimated value of $1,730,681, translating to $427 PSF. This valuation positions the property significantly above the market baseline, showcasing a remarkable 292.9% difference, indicative of heightened demand and desirability within the Serangoon area. Such a premium suggests that the property is not only appealing in terms of its physical attributes but also strategically located amid a thriving community.
The model confidence in this valuation is high, supported by an extensive analysis of 116 recent HDB resale transactions in the vicinity. This data reinforces the notion that the Serangoon market is experiencing robust activity, characterized by a competitive environment where buyers are willing to pay a premium for properties that offer both value and lifestyle. The remaining lease of 43 years, while a consideration in long-term investment, appears to be mitigated by the property’s prime location and the overall demand dynamics, which continue to drive prices upward.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.