5 Lorong How Sun 536562, Upper Paya Lebar, North-east Region, Singapore
$1,650,000











Experience the perfect blend of comfort and convenience in this stunning 2 Bedroom + Study condominium. Spanning an impressive 872 sqft, this residence offers an ideal sanctuary for modern living. Key features include: - Fully Renovated - Spacious Living room, able to accommodate 4 seater sofa and 8 seater dining table - 2 Bathrooms with full-size windows (well ventilated) - Enclosed Kitchen with windows - Household Shelter - Full condo facilities - 3 Mins walk to Bartley MRT (Fully Sheltered) - Within 1km to Maris Stella Primary & Paya Lebar Methodist Girls School - 15 mins walk to Bidadari Park -Tenanted till July 2027 Step inside to discover spacious living areas bathed in natural light, complemented by modern finishes and thoughtful design. The well-appointed bedrooms provide a peaceful retreat, while the bathrooms offer a touch of luxury and convenience. Contact me at 97 72 11 47 or Kenneth at 80 88 73 21 today to schedule a viewing and make this dream home yours!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
210
Average Price
S1.4M
Total Value
S303.7M
Calculating fair value from URA transaction data…


License: L3009658C
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Automated Valuation based on 180 URA transactions
Fair Value
S$1.27M
S$1,458 psf
Asking Price
S$1.65M
S$1,892 psf
vs Market
+29.8%
vs Last Done
+23.3%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Bartley
212m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,689
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,458
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 01-05 | 1,098sqft | S$1,851,888 | ▲S$1,687 +15.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 904sqft | S$1,620,000 | ▲S$1,792 +22.9% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 904sqft | S$1,681,888 | ▲S$1,860 +27.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 16-20 | 872sqft | S$1,610,000 | ▲S$1,847 +26.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 11-15 | 1,163sqft | S$2,280,000 | ▲S$1,961 +34.5% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 797sqft | S$1,430,000 | ▲S$1,795 +23.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 797sqft | S$1,420,000 | ▲S$1,783 +22.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 11-15 | 797sqft | S$1,450,000 | ▲S$1,820 +24.8% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 06-10 | 463sqft | S$828,000 | ▲S$1,789 +22.7% vs FV | 99 yrs lease commencing from 2011 |
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 01-05
+15.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+22.9% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+27.6% vs FV
LORONG HOW SUN
Jul 2025 · Floor 16-20
+26.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 11-15
+34.5% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+23.1% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+22.3% vs FV
LORONG HOW SUN
Jun 2025 · Floor 11-15
+24.8% vs FV
LORONG HOW SUN
Jun 2025 · Floor 06-10
+22.7% 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.