2 Lorong Lew Lian 531002, Upper Paya Lebar, North-east Region, Singapore
$1,100,000



















Welcome to your dream home! This stunning 5 room adjoined HDB unit is now available for sale at 2, Lorong Lew Lian, Singapore, boasting a generous 1539 sqft of living space. Perfect for families, this well-maintained corner unit features modern renovations and is equipped with air conditioning for your comfort. Enjoy the convenience of being just a short distance from Serangoon MRT Station (1.5 km), providing easy access to the city. Top-notch educational institutions like St. Gabriel's Secondary School (1.2 km) and Kidskingdom Pte Ltd (1.5 km) are nearby, ensuring quality education for your children. For your daily needs, Umart - Chng Wah Seng Minimart (1.1 km) and Prime Supermarket (1.3 km) are just around the corner, making grocery shopping a breeze. Plus, indulge in retail therapy at NEX Shopping Mall (1.4 km), one of the largest malls in the area, offering a plethora of dining and shopping options. Don’t miss out on this incredible opportunity to own a beautiful home in a vibrant community. Schedule your viewing today!
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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…
Automated Valuation based on 145 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.06M
S$688 psf
Asking Price
S$1.10M
S$715 psf
vs Market
+3.9%
vs Last Done
+15.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
145 comps
Nearest MRT
Serangoon
251m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
145 comparable transactions
S$624
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$688
Recent Comparable Transactions
10 shown · 145 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -10.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -10.0% vs FV | 99yr from 1998 |
Feb 2026 | Blk 402 SERANGOON AVE 1 Floor 04 TO 06 | 1,324sqft | S$952,000 | ▲S$719 +4.5% vs FV | 99yr from 1989 |
Feb 2026 | Blk 409 SERANGOON CTRL Floor 10 TO 12 | 1,302sqft | S$1,010,000 | ▲S$775 +12.6% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 01 TO 03 | 1,302sqft | S$1,050,000 | ▲S$806 +17.2% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +9.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 256 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$980,000 | ▲S$792 +15.1% vs FV | 99yr from 1999 |
Feb 2026 | Blk 257 SERANGOON CTRL DR Floor 10 TO 12 | 1,238sqft | S$1,000,000 | ▲S$808 +17.4% vs FV | 99yr from 1999 |
Feb 2026 | Blk 500 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,346sqft | S$745,000 | ▼S$554 -19.5% vs FV | 99yr from 1992 |
Jan 2026 | Blk 425 SERANGOON AVE 1 Floor 10 TO 12 | 1,389sqft | S$1,050,000 | ▲S$756 +9.9% vs FV | 99yr from 1989 |
Jan 2026 | Blk 117 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,302sqft | S$685,000 | ▼S$526 -23.5% vs FV | 99yr from 1985 |
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 402 SERANGOON AVE 1
Feb 2026 · Floor 04 TO 06
+4.5% vs FV
Blk 409 SERANGOON CTRL
Feb 2026 · Floor 10 TO 12
+12.6% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 01 TO 03
+17.2% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 256 SERANGOON CTRL DR
Feb 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 257 SERANGOON CTRL DR
Feb 2026 · Floor 10 TO 12
+17.4% vs FV
Blk 500 SERANGOON NTH AVE 4
Feb 2026 · Floor 01 TO 03
-19.5% vs FV
Blk 425 SERANGOON AVE 1
Jan 2026 · Floor 10 TO 12
+9.9% vs FV
Blk 117 SERANGOON NTH AVE 1
Jan 2026 · Floor 04 TO 06
-23.5% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 5-room unit in Serangoon, with a remaining lease of 75 years, has been appraised at an estimated value of <strong>$1,058,783</strong>, translating to a price per square foot of <strong>$688</strong>. This valuation reflects a market signal indicating a <strong>3.9% difference</strong> from the baseline, suggesting a healthy demand and resilient pricing in the current HDB resale market. Such a positive market signal is particularly noteworthy given that it is derived from an analytical base of <strong>145 recent HDB resale transactions</strong> within the vicinity, underscoring the robust nature of local market dynamics.</p> <p>With a high model confidence rating, this valuation is supported by comprehensive data analytics and reflects prevailing sentiments among buyers and sellers alike. The remaining lease period of 75 years positions this property favorably, allowing potential buyers to benefit from an extended duration of ownership while mitigating concerns typically associated with shorter lease tenures. As demand for well-located HDB units continues to thrive amidst a backdrop of limited supply, this Serangoon property exemplifies the premium appeal of HDB living in a vibrant and sought-after locale.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.