12 Upper Serangoon View 534199, Kangkar, North-east Region, Singapore
$1,588,888






















Unit Features HIGH FLOOR WITH PANORAMIC VIEW BRIGHT AND AIRY LIVING SPACE FULLY RENOVATED MOVE IN READY MODERN KITCHEN WITH QUALITY FITTINGS SPACIOUS THREE BEDROOM LAYOUT THREE WELL DESIGNED BATHROOMS LUXURIOUS MASTER BEDROOM SUITE LARGE WINDOWS INVITE NATURAL LIGHT FUNCTIONAL SQUARISH LIVING DINING AREA AMPLE STORAGE WITH BUILT IN Lifestyle & Facilities UNBLOCKED RESORT STYLE POOL VIEW PREMIUM QUALITY FLOORING THROUGHOUT UNIT BATHROOMS WITH MODERN SANITARY WARE WELL MAINTAINED FACILITIES WITH SECURITY EXCLUSIVE LIFESTYLE WITH CLUBHOUSE ACCESS Location Highlights HIGHLY SOUGHT AFTER DEVELOPMENT LOCATION CLOSE TO MRT AND AMENITIES WALKING DISTANCE TO SHOPPING MALLS SHUTTLE SERVICE TO MRT
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
140
Average Price
S1.3M
Total Value
S187.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 120 URA transactions
Fair Value
S$1.26M
S$1,008 psf
Asking Price
S$1.59M
S$1,272 psf
vs Market
+26.2%
vs Last Done
+19.9%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
120 comps
Nearest MRT
Hougang
1031m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
120 comparable transactions
S$1,066
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,008
Recent Comparable Transactions
10 shown · 120 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,153sqft | S$2,260,000 | ▲S$1,050 +4.2% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,450,000 | ▲S$1,161 +15.2% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,249sqft | S$1,542,000 | ▲S$1,235 +22.5% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,668sqft | S$1,800,000 | ▲S$1,079 +7.0% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,367sqft | S$1,430,000 | ▲S$1,046 +3.8% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,679sqft | S$1,780,000 | ▲S$1,060 +5.2% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,636sqft | S$1,720,000 | ▲S$1,051 +4.3% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,066sqft | S$1,100,000 | ▲S$1,032 +2.4% vs FV | 99 yrs lease commencing from 2001 |
Mar 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,460,000 | ▲S$1,169 +16.0% vs FV | 99 yrs lease commencing from 2001 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
+4.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
+15.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
+22.5% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 01-05
+7.0% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+3.8% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+5.2% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+4.3% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 11-15
+2.4% vs FV
UPPER SERANGOON VIEW
Mar 2025 · Floor 11-15
+16.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.