470b Upper Serangoon Crescent 532470, Hougang East, North-east Region, Singapore
$745,000
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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: L3010858B
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$737,877
S$745 psf
Asking Price
S$745,000
S$753 psf
vs Market
+1.0%
vs Last Done
+9.6%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Buangkok
1002m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$710
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$745
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 470B UPP SERANGOON CRES Floor 07 TO 09 | 990sqft | S$680,000 | ▼S$687 -7.8% vs FV | 99yr from 2015 |
Sep 2025 | Blk 470B UPP SERANGOON CRES Floor 07 TO 09 | 990sqft | S$680,000 | ▼S$687 -7.8% vs FV | 99yr from 2015 |
Aug 2025 | Blk 470B UPP SERANGOON CRES Floor 13 TO 15 | 990sqft | S$725,888 | ▼S$733 -1.6% vs FV | 99yr from 2015 |
Blk 470B UPP SERANGOON CRES
Sep 2025 · Floor 07 TO 09
-7.8% vs FV
Blk 470B UPP SERANGOON CRES
Sep 2025 · Floor 07 TO 09
-7.8% vs FV
Blk 470B UPP SERANGOON CRES
Aug 2025 · Floor 13 TO 15
-1.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Hougang, with a remaining lease of 87 years, is estimated at $737,877, translating to a price per square foot (PSF) of $745. This valuation reflects a market signal indicating a 1% deviation from the established baseline, suggesting a stable yet slightly upward trending market for HDB properties in the area. The low model confidence rating underscores the necessity for further analysis, particularly in light of the limited data set derived from only two recent resale transactions within the vicinity.
In the context of Singapore's HDB market, properties with extended lease durations, such as this unit, often appeal to both first-time buyers and investors seeking long-term value retention. The Hougang precinct, known for its vibrant community and accessibility, continues to attract interest, albeit with fluctuations influenced by broader economic conditions and housing policies. Given the current valuation metrics and recent transactional activity, prospective buyers should approach this opportunity with a measured perspective, considering both the prevailing market dynamics and the inherent risks associated with low model confidence in valuation accuracy.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.