Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,500,000



















FREEHOLD 2/S with basement inter terrace @ Tai Keng Gardens (6 bedrooms) Land 1705 Sqft Built up area: approximately 3300sqft. Major additions & alterations (A & A), CSC for A&A obtained in 2013. 6 bedrooms (2 en-suites), ideal for large families or multi generation families. 1st level: covered car porch, split level living & dining rooms, kitchen, 1 sizeable granny room & bathroom. 2nd level: family area, master bedroom with attached bathroom & balcony; 2 common rooms & 1 common bath. Basement: family area, 2 bedrooms (1 with attached bathroom), patio used as washing / clothes drying areas. Paya Lebar Methodist Girls’ School…stone throw / walk / short cut walk to Lor Ah Soo / Hougang…very convenient. Also near to Kensington Park, Nex Shopping Mall, near eateries & shops. Nearby Schools include Paya Lebar Methodist Pr & Sec schools, Maria Stella High School, Cedar Pr school, Xinghua Pr School & Yangzheng Pr School. Minimal renovations needed, give it a new paint job & it prob will look as good as new. After selling, owners need 3-6mths’ free extension stay. Pl contact May Goh “Nine Seven 5 5 3 5 5 9 “ for viewing thanks. Note: the address is only indicative and not the actual address. See to believe! Please contact May Goh 9755XXXX for viewings.
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…


License: L3009847F
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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$4.50M
S$1,364 psf
vs Market
+188.9%
vs Last Done
+106.0%
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 |
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 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +66.1% 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 +37.3% 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 +35.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +72.7% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +60.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +16.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +48.7% vs FV | 99yr from 1997 |
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 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
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+66.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+37.3% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+35.2% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+72.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+60.4% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+16.5% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+48.7% 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 a price per square foot of $472. This valuation positions the property significantly above market expectations, reflecting a striking 188.9% difference from the baseline. Such a premium pricing indicates a robust demand for HDB properties in this region, suggesting that buyers are willing to invest heavily even with a reduced lease period.
Market dynamics in Serangoon reveal a strong competitive landscape, as evidenced by the analysis of 115 recent HDB resale transactions in the vicinity, contributing to a high model confidence rating. The elevated valuation could be attributed to various factors, including the property's strategic location, proximity to amenities, and the overall desirability of the Serangoon area. Furthermore, the continuing trend of urban development and infrastructure improvements in Singapore may further enhance the intrinsic value of such HDB properties, making them an attractive proposition for both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.