3 Lew Lian Vale 537017, Upper Paya Lebar, North-east Region, Singapore
$3,400 /month
— Ground floor unit, patio — Renovated with clean & sleek touch — Quiet & serene environment — Estate is surrounded by amenities, short walking distance to Serangoon MRT, NEX Mall & Serangoon bus interchange
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Total Transactions
46
Average Price
S1.4M
Total Value
S64.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 2251 URA transactions · 18 outliers removed (IQR)
Fair Value
S$795,546
S$1,319 psf
Asking Price
S$3,400
S$6 psf
vs Market
0.0%
vs Last Done
No recent data
For exact comparison
Tenure
Freehold
No lease decay
Confidence
High
2251 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2251 comparable transactions
S$1,639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,319
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.