3 Lew Lian Vale 537017, Upper Paya Lebar, North-east Region, Singapore
$3,200 /month










- Corner unit - 5-min walk from Serangoon MRT station, Serangoon Bus Interchange and NEX shopping mall - tranquil environment - conveniently located, close to amenities, eg. Coffee shop, minimart, etc - Partially furnished - perfect for couples - Available after 28 October call 9450XXXX now to view
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Total Transactions
46
Average Price
S1.4M
Total Value
S64.4M
Calculating fair value from URA transaction data…


License: L3008899K
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Estimated sale value based on 42 URA transactions
Fair Value
S$890,668
S$1,690 psf
Asking Price
S$3,200
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
Freehold
No lease decay
Confidence
High
42 comps
Nearest MRT
Serangoon
479m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
42 comparable transactions
S$1,609
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,690
Recent Comparable Transactions
10 shown · 42 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | LEW LIAN VALE Floor 01-05 | 1,604sqft | S$2,320,000 | ▼S$1,447 -14.4% vs FV | Freehold |
Jul 2025 | LEW LIAN VALE Floor 01-05 | 1,604sqft | S$2,320,000 | ▼S$1,447 -14.4% vs FV | Freehold |
Jul 2025 | LEW LIAN VALE Floor 01-05 | 1,292sqft | S$1,952,888 | ▼S$1,512 -10.5% vs FV | Freehold |
Jun 2025 | LEW LIAN VALE Floor 01-05 | 861sqft | S$1,580,000 | ▲S$1,835 +8.6% vs FV | Freehold |
May 2025 | LEW LIAN VALE Floor 01-05 | 1,324sqft | S$2,000,000 | ▼S$1,511 -10.6% vs FV | Freehold |
Apr 2025 | LEW LIAN VALE Floor 01-05 | 732sqft | S$1,438,000 | ▲S$1,965 +16.3% vs FV | Freehold |
Nov 2024 | LEW LIAN VALE Floor 01-05 | 549sqft | S$976,000 | ▲S$1,778 +5.2% vs FV | Freehold |
Sep 2024 | LEW LIAN VALE Floor 01-05 | 732sqft | S$1,355,888 | ▲S$1,852 +9.6% vs FV | Freehold |
Mar 2024 | LEW LIAN VALE Floor 01-05 | 872sqft | S$1,520,000 | ▲S$1,743 +3.1% vs FV | Freehold |
Feb 2024 | LEW LIAN VALE Floor 01-05 | 1,033sqft | S$1,190,000 | ▼S$1,152 -31.8% vs FV | Freehold |
Dec 2023 | LEW LIAN VALE Floor 01-05 | 797sqft | S$1,400,000 | ▲S$1,758 +4.0% vs FV | Freehold |
LEW LIAN VALE
Jul 2025 · Floor 01-05
-14.4% vs FV
LEW LIAN VALE
Jul 2025 · Floor 01-05
-14.4% vs FV
LEW LIAN VALE
Jul 2025 · Floor 01-05
-10.5% vs FV
LEW LIAN VALE
Jun 2025 · Floor 01-05
+8.6% vs FV
LEW LIAN VALE
May 2025 · Floor 01-05
-10.6% vs FV
LEW LIAN VALE
Apr 2025 · Floor 01-05
+16.3% vs FV
LEW LIAN VALE
Nov 2024 · Floor 01-05
+5.2% vs FV
LEW LIAN VALE
Sep 2024 · Floor 01-05
+9.6% vs FV
LEW LIAN VALE
Mar 2024 · Floor 01-05
+3.1% vs FV
LEW LIAN VALE
Feb 2024 · Floor 01-05
-31.8% vs FV
LEW LIAN VALE
Dec 2023 · Floor 01-05
+4.0% 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.