Home Buy All 2RM D19 - Hougang / Punggol / Sengkang2 Bed Condo for Sale in Riversails

2 Bed Condo for Sale in Riversails

8 Upper Serangoon Crescent 534032, Hougang East, North-east Region, Singapore

$1,298,000

Added 2 months ago

CondoFor sale

Beds: 2Baths: 2Area: 883 sqft

Market Price· Fairly priced

+2View all

Property Details

Property IDSF9K8ikkJZdTdnanRB439Z

PriceS$1,298,000

Property TypeCondo

StatusFor sale

Beds2

Baths2

Built Area883 sqft

PSF

S$1,470

Year Built2016

Furnished StatusUnknown

Description

Features & Amenities

Playground

Hydrotherapy pool

Bbq

Security

Swimming pool

Function room

Reflexology path

Viewing deck

Water feature

Mini golf range

Pavilion

Yoga corner

Lap pool

Outdoor dining

Lounge

Spa pool

Jogging track

Fitness corner

Wading pool

Gym

Badminton court

Study room

Tennis court

Hammocks

Location

8 Upper Serangoon Crescent 534032, Hougang East, North-east Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

257

Average Price

S1.2M

Total Value

S319.1M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 228 URA transactions

Fair Value

S$1.25M

S$1,414 psf

Asking Price

S$1.30M

S$1,470 psf

vs Market

+4.0%

Market Price

vs Last Done

-1.2%

Market Price

Tenure

89 yrs

99-year Leasehold · Balance remaining

Confidence

High

228 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Buangkok

1183m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

228 comparable transactions

S$1,328

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×0.727

MRT Proximity

Within 500m / 1km

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$1,414

Recent Comparable Transactions

10 shown · 228 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneAug 2025	UPPER SERANGOON CRESCENT Floor 06-10	1,109sqft	S$1,650,000	▲S$1,488 +5.2% vs FV	99 yrs lease commencing from 2011
Aug 2025	UPPER SERANGOON CRESCENT Floor 06-10	1,109sqft	S$1,650,000	▲S$1,488 +5.2% vs FV	99 yrs lease commencing from 2011
Jul 2025	UPPER SERANGOON CRESCENT Floor 16-20	850sqft	S$1,210,000	▲S$1,423 +0.6% vs FV	99 yrs lease commencing from 2011
Jul 2025	UPPER SERANGOON CRESCENT Floor 11-15	1,367sqft	S$2,100,000	▲S$1,536 +8.6% vs FV	99 yrs lease commencing from 2011
Jun 2025	UPPER SERANGOON CRESCENT Floor 16-20	2,605sqft	S$2,588,888	▼S$994 -29.7% vs FV	99 yrs lease commencing from 2011
Jun 2025	UPPER SERANGOON CRESCENT Floor 06-10	883sqft	S$1,285,000	▲S$1,456 +3.0% vs FV	99 yrs lease commencing from 2011
Jun 2025	UPPER SERANGOON CRESCENT Floor 06-10	1,033sqft	S$1,620,000	▲S$1,568 +10.9% vs FV	99 yrs lease commencing from 2011
Apr 2025	UPPER SERANGOON CRESCENT Floor 11-15	883sqft	S$1,288,888	▲S$1,460 +3.3% vs FV	99 yrs lease commencing from 2011
Apr 2025	UPPER SERANGOON CRESCENT Floor 16-20	1,033sqft	S$1,600,000	▲S$1,548 +9.5% vs FV	99 yrs lease commencing from 2011
Mar 2025	UPPER SERANGOON CRESCENT Floor 16-20	1,819sqft	S$2,000,000	▼S$1,099 -22.3% vs FV	99 yrs lease commencing from 2011
Mar 2025	UPPER SERANGOON CRESCENT Floor 06-10	915sqft	S$1,300,000	▲S$1,421 +0.5% vs FV	99 yrs lease commencing from 2011

Last Done

UPPER SERANGOON CRESCENT

Aug 2025 · Floor 06-10

▲S$1,488 psf

+5.2% vs FV

1,109 sqftS$1,650,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Aug 2025 · Floor 06-10

▲S$1,488 psf

+5.2% vs FV

1,109 sqftS$1,650,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Jul 2025 · Floor 16-20

▲S$1,423 psf

+0.6% vs FV

850 sqftS$1,210,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Jul 2025 · Floor 11-15

▲S$1,536 psf

+8.6% vs FV

1,367 sqftS$2,100,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Jun 2025 · Floor 16-20

▼S$994 psf

-29.7% vs FV

2,605 sqftS$2,588,88899 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Jun 2025 · Floor 06-10

▲S$1,456 psf

+3.0% vs FV

883 sqftS$1,285,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Jun 2025 · Floor 06-10

▲S$1,568 psf

+10.9% vs FV

1,033 sqftS$1,620,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Apr 2025 · Floor 11-15

▲S$1,460 psf

+3.3% vs FV

883 sqftS$1,288,88899 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Apr 2025 · Floor 16-20

▲S$1,548 psf

+9.5% vs FV

1,033 sqftS$1,600,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Mar 2025 · Floor 16-20

▼S$1,099 psf

-22.3% vs FV

1,819 sqftS$2,000,00099 yrs lease commencing from 2011

UPPER SERANGOON CRESCENT

Mar 2025 · Floor 06-10

▲S$1,421 psf

+0.5% vs FV

915 sqftS$1,300,00099 yrs lease commencing from 2011

Below Fair Value

Above Fair Value

FV: S$1,414 psf

HELIOS AI Analysis

Based on 228 URA transactions (0 outliers removed), adjusted for: Tenure decay (27.3% discount)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Alex Chuah

License: L3010958I

2 Bed Condo for Sale in Riversails

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Alex Chuah

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Home Report · AVM Fair Value