Upper Serangoon Road, Lorong Ah Soo, North-east Region, Singapore
$4,500,000
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Total Transactions
111
Average Price
S1.3M
Total Value
S146.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 90 URA transactions
Fair Value
S$7.85M
S$2,378 psf
Asking Price
S$4.50M
S$2,624 psf
vs Market
-42.7%
vs Last Done
+4.8%
Tenure
Freehold
No lease decay
Confidence
High
90 comps
Nearest MRT
Kovan
315m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
90 comparable transactions
S$1,953
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
0%
Adjusted Fair Value PSF
S$2,378
Recent Comparable Transactions
10 shown · 90 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMON WALK Floor - | 1,717sqft | S$4,298,000 | ▲S$2,503 +5.3% vs FV | Freehold |
Aug 2025 | SIMON WALK Floor - | 1,717sqft | S$4,298,000 | ▲S$2,503 +5.3% vs FV | Freehold |
Jul 2025 | TAMPINES ROAD Floor - | 3,074sqft | S$5,300,000 | ▼S$1,724 -27.5% vs FV | Freehold |
Jul 2025 | TAMPINES ROAD Floor - | 3,074sqft | S$5,300,000 | ▼S$1,724 -27.5% vs FV | Freehold |
May 2025 | TAMPINES ROAD Floor - | 4,001sqft | S$4,850,000 | ▼S$1,212 -49.0% vs FV | Freehold |
May 2025 | TAMPINES ROAD Floor - | 4,001sqft | S$4,850,000 | ▼S$1,212 -49.0% vs FV | Freehold |
May 2025 | SIMON ROAD Floor - | 1,447sqft | S$5,330,000 | ▲S$3,684 +54.9% vs FV | Freehold |
Feb 2025 | JALAN TELITI Floor - | 4,331sqft | S$5,630,000 | ▼S$1,300 -45.3% vs FV | Freehold |
Feb 2025 | JALAN TELITI Floor - | 3,813sqft | S$5,500,000 | ▼S$1,443 -39.3% vs FV | Freehold |
Feb 2025 | JALAN TELITI Floor - | 4,331sqft | S$5,630,000 | ▼S$1,300 -45.3% vs FV | Freehold |
Feb 2025 | JALAN TELITI Floor - | 3,813sqft | S$5,500,000 | ▼S$1,443 -39.3% vs FV | Freehold |
SIMON WALK
Aug 2025 · Floor -
+5.3% vs FV
SIMON WALK
Aug 2025 · Floor -
+5.3% vs FV
TAMPINES ROAD
Jul 2025 · Floor -
-27.5% vs FV
TAMPINES ROAD
Jul 2025 · Floor -
-27.5% vs FV
TAMPINES ROAD
May 2025 · Floor -
-49.0% vs FV
TAMPINES ROAD
May 2025 · Floor -
-49.0% vs FV
SIMON ROAD
May 2025 · Floor -
+54.9% vs FV
JALAN TELITI
Feb 2025 · Floor -
-45.3% vs FV
JALAN TELITI
Feb 2025 · Floor -
-39.3% vs FV
JALAN TELITI
Feb 2025 · Floor -
-45.3% vs FV
JALAN TELITI
Feb 2025 · Floor -
-39.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.