Highland Walk, Kovan, North-east Region, Singapore
$5,980,000
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Total Transactions
2
Average Price
S4.1M
Total Value
S8.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 83 HDB resale transactions (data.gov.sg)
Fair Value
S$2.75M
S$589 psf
Asking Price
S$5.98M
S$3,417 psf
vs Market
+117.5%
vs Last Done
+382.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
83 comps
Nearest MRT
Kovan
620m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
83 comparable transactions
S$652
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$589
Recent Comparable Transactions
10 shown · 83 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +20.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +20.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +3.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +25.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +33.1% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▲S$638 +8.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▲S$648 +10.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +21.2% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +19.7% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▲S$635 +7.8% vs FV | 99yr from 1992 |
Dec 2025 | Blk 520 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,080,000 | ▲S$683 +16.0% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+20.2% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+20.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+25.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+33.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+10.0% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+19.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+7.8% vs FV
Blk 520 SERANGOON NTH AVE 4
Dec 2025 · Floor 07 TO 09
+16.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 62 years, stands at an estimated value of $2,750,051, translating to a price per square foot (PSF) of $589. This valuation is notably positioned above the market average, reflecting a significant 117.5% difference from the baseline valuation. Such a premium suggests robust demand dynamics in the Serangoon area, which is increasingly appealing to both owner-occupiers and investors seeking long-term growth potential.
The model confidence in this valuation is rated as high, supported by an analysis of 83 recent HDB resale transactions in the vicinity. This data indicates a strong market signal, highlighting the desirability of the location, bolstered by Serangoon's comprehensive amenities, transport connectivity, and vibrant community lifestyle. As urban development continues and the appeal of HDB living remains strong, this property exemplifies the upward trend in HDB values, particularly for executive units with substantial remaining leases.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.