Lorong Paya Lebar, Joo Seng, Central Region, Singapore
$1,700 /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$1,700
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
The valuation of the HDB 2 Room unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $195,379, translating to a price per square foot (PSF) of $651. This figure reflects the current market dynamics, indicating a neutral market signal with a 0% difference from the baseline valuation. Such stability suggests that this property is positioned in line with prevailing market conditions, yet it also indicates a cautious outlook given the low model confidence based on only two recent HDB resale transactions in the vicinity.
In the context of Singapore's real estate landscape, the remaining lease of this property is a critical factor influencing buyer sentiment and pricing. Properties with substantial remaining leases tend to attract interest as they offer longevity and stability, appealing to both homebuyers and investors. However, the low model confidence score signals a potential volatility in pricing trends, which could be attributed to limited recent sales data. As market conditions evolve, stakeholders should keep a close watch on future transactions in the area to gain a clearer understanding of value trajectories and demand shifts.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.