1187 Upper Serangoon Road 533971, Hougang Central, North-east Region, Singapore
$1,200,000
Discover your dream home in this exquisite 2 bedroom, 2 bathroom condominium available for sale at 1189, Upper Serangoon Road, Singapore, starting from 2027-08-02. Spanning across 646 sqft, this charming property offers a perfect blend of comfort and convenience. Located just 0.5 km from Hougang MRT station, commuting is a breeze. Families will appreciate the proximity to reputable schools such as Little Professors Hougang Learning Centre (0.2 km) and The Montessori Playroom Kindergarten (0.3 km). For your shopping needs, FairPrice Hougang Mall is only 0.5 km away, while The Midtown shopping mall is just a short 0.4 km stroll. Enjoy the vibrant lifestyle this neighborhood offers, with recreational options and eateries within easy reach. Don’t miss this fantastic opportunity to own a beautiful home in a prime location. Act now and secure your future today! Contact Stanley 8813XXXX for exclusive viewing
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
67
Average Price
S956K
Total Value
S64.0M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 147 URA transactions
Fair Value
S$656,659
S$1,017 psf
Asking Price
S$1.20M
S$1,858 psf
vs Market
+82.7%
vs Last Done
+73.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
147 comps
Nearest MRT
Hougang
341m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
147 comparable transactions
S$1,263
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,017
Recent Comparable Transactions
10 shown · 147 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | HOUGANG AVENUE 7 Floor 11-15 | 1,238sqft | S$1,325,000 | ▲S$1,070 +5.2% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | HOUGANG AVENUE 7 Floor 11-15 | 1,238sqft | S$1,325,000 | ▲S$1,070 +5.2% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | UPPER SERANGOON ROAD Floor 01-05 | 484sqft | S$746,000 | ▲S$1,540 +51.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | UPPER SERANGOON ROAD Floor 06-10 | 689sqft | S$1,100,000 | ▲S$1,597 +57.0% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | UPPER SERANGOON ROAD Floor 06-10 | 452sqft | S$759,000 | ▲S$1,679 +65.1% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | UPPER SERANGOON ROAD Floor 06-10 | 452sqft | S$765,000 | ▲S$1,692 +66.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | HOUGANG AVENUE 7 Floor 11-15 | 1,023sqft | S$1,145,000 | ▲S$1,120 +10.1% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | HOUGANG AVENUE 7 Floor 11-15 | 1,023sqft | S$1,138,888 | ▲S$1,114 +9.5% vs FV | 99 yrs lease commencing from 1995 |
Apr 2025 | UPPER SERANGOON ROAD Floor 01-05 | 646sqft | S$1,000,000 | ▲S$1,548 +52.2% vs FV | 99 yrs lease commencing from 2013 |
Feb 2025 | UPPER SERANGOON ROAD Floor 06-10 | 452sqft | S$750,000 | ▲S$1,659 +63.1% vs FV | 99 yrs lease commencing from 2013 |
Feb 2025 | HOUGANG AVENUE 7 Floor 16-20 | 1,076sqft | S$1,250,000 | ▲S$1,161 +14.2% vs FV | 99 yrs lease commencing from 1995 |
HOUGANG AVENUE 7
Jul 2025 · Floor 11-15
+5.2% vs FV
HOUGANG AVENUE 7
Jul 2025 · Floor 11-15
+5.2% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 01-05
+51.4% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 06-10
+57.0% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 06-10
+65.1% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 06-10
+66.4% vs FV
HOUGANG AVENUE 7
Jun 2025 · Floor 11-15
+10.1% vs FV
HOUGANG AVENUE 7
May 2025 · Floor 11-15
+9.5% vs FV
UPPER SERANGOON ROAD
Apr 2025 · Floor 01-05
+52.2% vs FV
UPPER SERANGOON ROAD
Feb 2025 · Floor 06-10
+63.1% vs FV
HOUGANG AVENUE 7
Feb 2025 · Floor 16-20
+14.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.