Serangoon Avenue 1, Upper Paya Lebar, North-east Region, Singapore
$11,500,000












Discover the epitome of luxury living in this stunning 7-bedroom, 8-bathroom detached house, sprawling over an impressive 9,036 sqft, available for sale now. Nestled in a serene neighborhood, this exquisite residence seamlessly combines elegance and comfort, offering ample space for family gatherings and entertaining guests. Conveniently located, this property is just a stone's throw away from the vibrant NEX shopping mall (1.5 km), where you can indulge in a variety of retail and dining options. For families, St. Gabriel's Secondary School (1.2 km) and Stamford American International School (1.6 km) are within easy reach, ensuring a quality education for your children. Daily conveniences are just around the corner, with Giant Express supermarket (1.3 km) providing all your grocery needs. For commuters, the Serangoon MRT station (1.4 km) and Woodleigh MRT station (1.9 km) are easily accessible, making travel across Singapore a breeze. This prime location not only offers a peaceful retreat but also ensures you are well-connected to the hustle and bustle of the city. With luxurious interiors, spacious living areas, and a beautifully landscaped garden, this home is perfect for those who appreciate sophistication and tranquility. Don't miss the opportunity to own this magnificent property, where every detail has been meticulously crafted for the discerning homeowner. Contact us today to schedule a viewing and make this dream home yours!
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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$6.59M
S$729 psf
Asking Price
S$11.50M
S$1,273 psf
vs Market
+74.5%
vs Last Done
+79.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Serangoon
265m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$661
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$729
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -2.9% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -2.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.2% 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 +1.2% 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 +7.5% 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 -11.1% 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 -12.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -24.6% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.9% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.5% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.8% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-24.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $6,589,260, translating to $729 PSF. This pricing positions the property significantly above the market average, indicating a robust demand in this sought-after locale. The valuation reflects a remarkable 74.5% difference from the baseline, signaling a premium associated with the executive flat's size, location, and amenities.
Our assessment is bolstered by a high model confidence, which is derived from an analysis of 116 recent HDB resale transactions in the vicinity. The strong market signal suggests a healthy appreciation trajectory in Serangoon, influenced by factors such as proximity to key transport nodes, educational institutions, and lifestyle amenities. As the Singaporean property market continues to evolve, this valuation exemplifies the growing appeal of HDB properties, particularly those with extended leases, as they offer a balanced investment opportunity for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.