220 Serangoon Avenue 4 550220, Serangoon Garden, North-east Region, Singapore
$1,200 /month
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
12
Average Price
S4.8M
Total Value
S57.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$74,274
S$495 psf
Asking Price
S$1,200
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Serangoon
1026m away
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)
×0.814
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$495
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 +23.6% vs FV | 99yr from 1978 |
Aug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▲S$612 +23.6% vs FV | 99yr from 1978 |
May 2024 | Blk 8 LOR LEW LIAN Floor 10 TO 12 | 474sqft | S$286,000 | ▲S$604 +22.0% vs FV | 99yr from 1978 |
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
+23.6% vs FV
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
+23.6% vs FV
Blk 8 LOR LEW LIAN
May 2024 · Floor 10 TO 12
+22.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room property located in Serangoon, with a remaining lease of 57 years, stands at an estimated value of $74,274, translating to a price per square foot (PSF) of $495. This valuation indicates a market price alignment with no deviation from the baseline, suggesting a stable demand within this segment. The consistency in pricing underscores a balanced market, where seller expectations are in line with buyer willingness, reflecting a period of equilibrium in the local HDB market.
However, it is critical to note the model confidence is classified as low, which may imply variability in market conditions or limited data points influencing the valuation. Based on only two recent HDB resale transactions in the vicinity, the analysis may not fully capture the broader market dynamics affecting property values. This limited dataset could lead to fluctuations in future valuations, particularly as the remaining lease term becomes a more significant factor in buyer sentiment and investment decisions. Investors should remain cautious and consider the evolving landscape of HDB leases and their impact on property desirability in the Serangoon area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.