Serangoon Avenue 1, Upper Paya Lebar, North-east Region, Singapore
$8,200,000








1 Pair of Brand New Semi-Detached @ Bartley Rise Estate TOP in 2026 Prime location: Tucked away in the charming and peaceful Bartley Rise Estate, this home offers the best of both worlds — serene landed living with unmatched convenience. While most landed homeowners drive, this gem is just a short stroll to not one, but two MRT stations — Bartley and Serangoon — making daily commutes a breeze. Within 1km of Top Schools: For families prioritizing education, this property ticks a crucial box — it’s located within 1km of two renowned primary schools. Access to quality schools has always been a key driver in property value and demand — and this home places your child’s future right at your doorstep. [PLOT 1] - 3 Sty Semi-Detached with Attic + Pool + Lift - Freehold - Land 2680sf approx - Build 6752sf approx - 6 Bedrooms en-suites - Park 3 cars - 10m Swimming Pool - North Facing Property Details By Level: LEVEL 1: Living/Dining/Powder Room/Wet+Dry Kitchen/Pool LEVEL 2: 2 bedroom en-suites/Family Area LEVEL 3: 3 Bedroom en-suites/Family Area ATTIC: Master Bedroom with Walk-in Wardrobe [PLOT 2] - 3 Sty Semi-Detached with BASEMENT + Attic + Pool + Lift - Freehold - Land 2800sf approx - Build up 8227sf approx - Park 4 cars - 10m Swimming Pool - North Facing Property Details By Level: LEVEL 1: Double Volume Living/Dining/Powder Room/Wet+Dry Kitchen LEVEL 2: 2-bedroom en-suites LEVEL 3: 3 Bedroom en-suites/Family Area ATTIC: Master Bedroom with Walk-in Wardrobe [PRICE STARTING FROM $8.6M] NOTE: All land and built-up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the sale. Another Quality Listing of: Huttons Landed Division We LAND Results for YOU! _________________________________
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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…

License: L3008899K
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Automated Valuation based on 119 HDB resale transactions (data.gov.sg)
Fair Value
S$4.92M
S$729 psf
Asking Price
S$8.20M
S$1,215 psf
vs Market
+66.6%
vs Last Done
+83.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
119 comps
Nearest MRT
Serangoon
450m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
119 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 · 119 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 -9.2% vs FV | 99yr from 1989 |
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 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 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$1,240,000 | ▲S$784 +7.5% 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 |
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 |
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 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -3.7% vs FV | 99yr from 1997 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.2% 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
+7.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.1% 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
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 75 years, stands at an impressive estimated value of $4,921,888, translating to $729 PSF. This price point reflects a significant market signal that is notably above the baseline valuation, with a remarkable 66.6% difference. Such a premium valuation suggests strong demand for HDB properties in the Serangoon area, driven by its desirable location and the overall attractiveness of executive flats that cater to a diverse demographic.
The model confidence for this valuation is classified as high, based on an extensive analysis of 119 recent HDB resale transactions within the vicinity. This robust data set reinforces the valuation's credibility and suggests a resilient market trend in the region. Moreover, the remaining lease of 75 years further enhances the property's appeal, providing prospective buyers with a long-term investment opportunity in a thriving community. As the market landscape evolves, the Serangoon area is likely to retain its status as a coveted residential enclave, further pushing the value of such properties in the near future.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.