464 Upper Serangoon Road 530464, Hougang East, North-east Region, Singapore
$690,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 488 HDB resale transactions (data.gov.sg) · 12 outliers removed (IQR)
Fair Value
S$653,566
S$584 psf
Asking Price
S$690,000
S$617 psf
vs Market
+5.6%
vs Last Done
-9.5%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
488 comps
Nearest MRT
Hougang
449m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
488 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$584
Recent Comparable Transactions
10 shown · 488 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 997C BUANGKOK CRES Floor 16 TO 18 | 1,001sqft | S$683,000 | ▲S$682 +16.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 997C BUANGKOK CRES Floor 16 TO 18 | 1,001sqft | S$683,000 | ▲S$682 +16.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 996B BUANGKOK CRES Floor 01 TO 03 | 990sqft | S$595,000 | ▲S$601 +2.9% vs FV | 99yr from 2019 |
Mar 2026 | Blk 987A BUANGKOK GREEN Floor 07 TO 09 | 1,001sqft | S$635,000 | ▲S$634 +8.6% vs FV | 99yr from 2015 |
Mar 2026 | Blk 987C BUANGKOK GREEN Floor 13 TO 15 | 1,001sqft | S$660,000 | ▲S$659 +12.8% vs FV | 99yr from 2015 |
Mar 2026 | Blk 992B BUANGKOK LINK Floor 04 TO 06 | 1,001sqft | S$655,000 | ▲S$654 +12.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 991A BUANGKOK LINK Floor 01 TO 03 | 1,001sqft | S$616,000 | ▲S$615 +5.3% vs FV | 99yr from 2019 |
Mar 2026 | Blk 711 HOUGANG AVE 2 Floor 04 TO 06 | 1,001sqft | S$565,888 | ▼S$565 -3.3% vs FV | 99yr from 1986 |
Mar 2026 | Blk 359 HOUGANG AVE 5 Floor 01 TO 03 | 1,141sqft | S$630,000 | ▼S$552 -5.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 336 HOUGANG AVE 7 Floor 10 TO 12 | 980sqft | S$545,888 | ▼S$557 -4.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 336 HOUGANG AVE 7 Floor 10 TO 12 | 980sqft | S$535,888 | ▼S$547 -6.3% vs FV | 99yr from 1985 |
Blk 997C BUANGKOK CRES
Mar 2026 · Floor 16 TO 18
+16.8% vs FV
Blk 997C BUANGKOK CRES
Mar 2026 · Floor 16 TO 18
+16.8% vs FV
Blk 996B BUANGKOK CRES
Mar 2026 · Floor 01 TO 03
+2.9% vs FV
Blk 987A BUANGKOK GREEN
Mar 2026 · Floor 07 TO 09
+8.6% vs FV
Blk 987C BUANGKOK GREEN
Mar 2026 · Floor 13 TO 15
+12.8% vs FV
Blk 992B BUANGKOK LINK
Mar 2026 · Floor 04 TO 06
+12.0% vs FV
Blk 991A BUANGKOK LINK
Mar 2026 · Floor 01 TO 03
+5.3% vs FV
Blk 711 HOUGANG AVE 2
Mar 2026 · Floor 04 TO 06
-3.3% vs FV
Blk 359 HOUGANG AVE 5
Mar 2026 · Floor 01 TO 03
-5.5% vs FV
Blk 336 HOUGANG AVE 7
Mar 2026 · Floor 10 TO 12
-4.6% vs FV
Blk 336 HOUGANG AVE 7
Mar 2026 · Floor 10 TO 12
-6.3% vs FV
HELIOS AI Analysis
<p>The valuation of the 4-room HDB property in Hougang, with a remaining lease of 64 years, is estimated at $653,566, translating to a price per square foot (PSF) of $584. This valuation positions the property above the current market baseline by 5.6%, indicating a robust demand and a premium associated with this specific unit. The high model confidence, derived from an analysis of 488 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation amidst a dynamic property landscape.</p> <p>As we analyze the market signals, it is essential to consider the implications of the remaining lease length on the property’s valuation. A 64-year lease remains attractive to many buyers, particularly in a thriving neighborhood like Hougang, which boasts strong community amenities and connectivity. The above-market valuation reflects not only the intrinsic value of the property but also the desirability of the area, which continues to show resilience in the face of fluctuating economic conditions. This strong performance is indicative of sustained buyer interest, driven by both local demand and the strategic location of the property within Singapore's broader urban development framework.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.