7 Lorong Lew Lian 531007, Upper Paya Lebar, North-east Region, Singapore
$1,300 /month
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Total Transactions
46
Average Price
S1.4M
Total Value
S64.4M
Calculating fair value from URA transaction data…
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Estimated sale value based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$52,897
S$441 psf
Asking Price
S$1,300
S$11 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Serangoon
393m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$588
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$441
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 7 LOR LEW LIAN Floor 10 TO 12 | 1,055sqft | S$668,000 | ▲S$633 +43.5% vs FV | 99yr from 1978 |
Aug 2025 | Blk 7 LOR LEW LIAN Floor 10 TO 12 | 1,055sqft | S$668,000 | ▲S$633 +43.5% vs FV | 99yr from 1978 |
Aug 2024 | Blk 7 LOR LEW LIAN Floor 07 TO 09 | 1,055sqft | S$572,000 | ▲S$542 +22.9% vs FV | 99yr from 1978 |
Blk 7 LOR LEW LIAN
Aug 2025 · Floor 10 TO 12
+43.5% vs FV
Blk 7 LOR LEW LIAN
Aug 2025 · Floor 10 TO 12
+43.5% vs FV
Blk 7 LOR LEW LIAN
Aug 2024 · Floor 07 TO 09
+22.9% vs FV
HELIOS AI Analysis
In the current property landscape of Singapore, the valuation of the 4-room HDB unit located in Serangoon, with a remaining lease of 50 years, presents a nuanced perspective on market dynamics. The estimated value of $52,897, translating to $441 per square foot, reflects a stabilizing market sentiment, particularly as it registers a 0% difference from the baseline market price. This valuation indicates that the property is positioned in alignment with prevailing market trends, suggesting a level of equilibrium in buyer and seller expectations.
However, it is essential to note that the model confidence is rated as low, attributed to the limited data derived from only two recent HDB resale transactions in the vicinity. This scarcity of comparable sales may imply potential volatility in the valuation, warranting a cautious approach for prospective buyers and investors. The remaining lease period of 50 years plays a crucial role in the investment decision-making process, as it may affect future resale potential and overall desirability in a market that increasingly favors properties with longer leases. As such, stakeholders must remain vigilant to broader market signals and local developments that could influence this segment of the HDB market in Serangoon.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.