Lorong Paya Lebar, Joo Seng, Central Region, Singapore
$1,100 /month
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Total Transactions
12
Average Price
S3.2M
Total Value
S38.8M
Calculating fair value from URA transaction data…
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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$1,100
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tai Seng
568m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$651
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -6.0% vs FV | 99yr from 1978 |
Aug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -6.0% vs FV | 99yr from 1978 |
May 2024 | Blk 8 LOR LEW LIAN Floor 10 TO 12 | 474sqft | S$286,000 | ▼S$604 -7.2% vs FV | 99yr from 1978 |
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-6.0% vs FV
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-6.0% vs FV
Blk 8 LOR LEW LIAN
May 2024 · Floor 10 TO 12
-7.2% vs FV
HELIOS AI Analysis
In the vibrant locale of Serangoon, the valuation for a 2-room HDB unit stands at approximately $136,765, translating to a price per square foot (PSF) of $651. This valuation is indicative of a stable market condition, with a noted 0% difference from the baseline, suggesting that the property is priced in alignment with current market expectations. The remaining lease of 75 years adds a level of security for potential buyers, as it represents a substantial duration for habitation, which is particularly attractive to younger families and first-time buyers.
However, it is important to note that the model confidence for this valuation is categorized as low, primarily due to the limited data set from only two recent HDB resale transactions in the vicinity. This scarcity underscores the necessity for caution among potential investors. Market dynamics in Serangoon have shown fluctuations, and while the current pricing reflects stability, ongoing developments and demographic shifts should be closely monitored to gauge future appreciation potential. Overall, this valuation serves as a critical reference point in navigating the competitive landscape of Singapore's HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.