408 Serangoon Avenue 1 550408, Upper Paya Lebar, North-east Region, Singapore
$820,000
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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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$736,432
S$652 psf
Asking Price
S$820,000
S$726 psf
vs Market
+11.3%
vs Last Done
+2.0%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Serangoon
262m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$712
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$652
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 408 SERANGOON AVE 1 Floor 01 TO 03 | 1,130sqft | S$805,000 | ▲S$712 +9.2% vs FV | 99yr from 1989 |
May 2026 | Blk 408 SERANGOON AVE 1 Floor 01 TO 03 | 1,130sqft | S$805,000 | ▲S$712 +9.2% vs FV | 99yr from 1989 |
Blk 408 SERANGOON AVE 1
May 2026 · Floor 01 TO 03
+9.2% vs FV
Blk 408 SERANGOON AVE 1
May 2026 · Floor 01 TO 03
+9.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Serangoon, with a remaining lease of 61 years, is estimated at $736,432, translating to $652 per square foot. This valuation indicates a significant market signal, positioning the property at an approximate 11.3% above the baseline valuation. Such a premium suggests a heightened demand for properties in the Serangoon area, influenced by various market dynamics including accessibility, local amenities, and demographic trends.
However, it is essential to note the low model confidence associated with this valuation, primarily due to the reliance on only one recent HDB resale transaction within the vicinity. This limited dataset may not fully encapsulate the current market conditions, and as such, potential buyers and investors should exercise caution. The 61-year remaining lease adds another layer of complexity, as properties with shorter leases may experience varying degrees of buyer interest, depending on individual investment strategies and market perceptions. Therefore, while the valuation reflects an attractive opportunity within a sought-after neighbourhood, thorough due diligence is recommended for informed decision-making.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.