Lorong Ah Soo, Tai Seng, North-east Region, Singapore
$4,280,000














Excellent Location Near Maris Stella High and Paya Lebar Methodist Girls — 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 $4.28 mil Call Joni : 8 2 0 0 - 0 8 4 8 for more detail 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 YRS 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 everyday. 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 - 1300sqft • Built-up - 3300sqft approx • levels - 2 storeys * Attic • No of Bedrooms - 4 + Helper LAYOUT CONFIGURATION: 1st Floor - Living; Dining; Kitchen; Helper’s Room 2nd Floor - 3 Commin Bedrooms with 2 ensuite 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 or Elders looking to right size❤️ Contact Joni Tay Now for an exclusive viewing presentation in
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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$2.34M
S$710 psf
Asking Price
S$4.28M
S$1,297 psf
vs Market
+82.8%
vs Last Done
+95.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
971m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$710
Recent Comparable Transactions
10 shown · 116 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 -6.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.8% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +5.8% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +5.4% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +6.6% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▼S$699 -1.5% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▼S$686 -3.4% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▼S$636 -10.4% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +8.0% vs FV | 99yr from 1989 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -19.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +4.9% vs FV | 99yr from 1998 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+5.8% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+5.4% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+6.6% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
-1.5% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
-3.4% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
-10.4% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+8.0% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-19.3% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+4.9% vs FV
HELIOS AI Analysis
In the vibrant estate of Serangoon, the HDB Executive unit presents a compelling valuation of $2,341,562, translating to a price per square foot (PSF) of $710. This valuation is particularly noteworthy given the property's remaining lease of 75 years, which positions it favorably within the market context. Our analysis indicates a significant market signal, with the estimated value surpassing baseline expectations by 82.8%. Such a substantial differential suggests a robust demand for HDB units in this locale, reflecting a burgeoning interest from potential buyers seeking well-located properties.
The high model confidence rating underscores the reliability of this valuation, supported by an extensive dataset derived from 116 recent HDB resale transactions in the vicinity. This evidence not only reinforces the premium positioning of the property but also highlights the dynamic market conditions currently at play in Serangoon. The above-market valuation can be attributed to several factors, including the area's strategic connectivity, comprehensive amenities, and the overall desirability of HDB living. As such, this property stands as a prime example of the evolving landscape of HDB values in Singapore, indicative of a broader trend towards appreciating long-term residential investments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.