Parry Terrace, Kovan, North-east Region, Singapore
$6,550,000
















Exclusive Listing! 999yrs Leasehold! Close to $1mil in renovations and A&A works done 3 years ago. 1km to Rosyth Pri! Rare Find! Selling At Valuation! Newly Renovated Move-in Condition! View To Believe! Will Be Sold Soon! Only $17xx Built-In Area PSF. Beautifully Renovated 3 Years Ago With Addition & Alteration Works done by Professional Interior Designer with Top Notch Carpentry. Close to $1million dollars spent on A&A and ID works, only done 3 years ago. Within 1km to Rosyth Primary School, one of Singapore's Top Primary School. Prime D19 Serangoon Estate, very peaceful living. 7min walk to Upcoming Serangoon North MRT, very huge potential for Capital Appreciation. Very Minimal Wasted Space compared to other units around the area. No West Sun in the entire unit, as the unit is North South facing. 999yrs Leasehold which is almost equivalent to a Freehold. No headaches with the rising construction costs and delays. Compared to if you purchase a unit at original condition, there might be potential construction delays due to the upcoming festivities. Perfect for Minimal Renovations as unit is in Move-In Condition. Serangoon, Bishan, Bartley, Punggol, Sengkang, Buangkok, Hougang, Kovan, Woodleigh, Potong Pasir, Boon Keng, Farrer Park, Orchard, Novena, Toa Payoh, Upper Thomson, Pemimpin, Stevens, Napier, Newton, Botanic Gardens, Sembawang, Yishun, Yio Chu Kang, Seletar, Begonia, Tamarind, Braddell, Woodlands, Queenstown, Redhill, Tiong Bahru, Commonwealth, Jurong, Pasir Ris, Tampines, Simei, Tanah Merah, Bedok, Kembangan, Eunos, Paya Lebar, Aljunied, Kallang, Lavender, Bugis, Defu, Loyang, Tai Seng, Macpherson, Saraca, Havelock, Fort Canning, Caldecott, Marymount, Tan Kah Kee, Holland Village, Farrer Road, Dover, Clementi, Pasir Panjang, Haw Par Villa, Telok Blangah, Harbourfront, Hillview, Hume, Cashew, Bukit Panjang, Bukit Timah, Beauty World, King Albert Park, Fifth Avenue, Dalvey, Sixth Avenue, Botanic Gardens, Choa Chu Kang, Bukit Batok, Bukit Gombak
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Total Transactions
24
Average Price
S3.3M
Total Value
S79.1M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 63 HDB resale transactions (data.gov.sg)
Fair Value
S$2.31M
S$609 psf
Asking Price
S$6.55M
S$1,724 psf
vs Market
+183.0%
vs Last Done
+160.4%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
63 comps
Nearest MRT
Kovan
990m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
63 comparable transactions
S$653
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$609
Recent Comparable Transactions
10 shown · 63 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 +8.7% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +8.7% vs FV | 99yr from 1989 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +23.3% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +22.8% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +24.3% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▲S$699 +14.8% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▲S$686 +12.6% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +4.4% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +25.9% vs FV | 99yr from 1989 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +16.3% 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 +21.2% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+23.3% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+22.8% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+24.3% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
+14.8% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
+12.6% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
+4.4% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+25.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+16.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+21.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon, with a remaining lease of 64 years, is estimated at $2,314,112, reflecting a price per square foot (PSF) of $609. This valuation positions the property significantly above the market baseline, with a striking 183% difference, indicating a robust demand and unique market dynamics within the Serangoon area. The high model confidence rating, derived from an analysis of 63 recent HDB resale transactions in close proximity, reinforces the credibility of this valuation.
The elevated valuation can be attributed to several key factors. Firstly, the remaining lease of 64 years is considered optimal in the current market, striking a balance between longevity and investment potential. Furthermore, Serangoon's reputation as a desirable residential enclave, coupled with its well-established amenities and transportation links, contributes to the heightened interest and competitive pricing observed in the area. As prospective buyers increasingly seek value in HDB properties, the Serangoon Executive flat stands out as a premium offering in a thriving market environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.