Title: Direct pool view, Direct pool access! Rarely available ground floor unit with both direct pool facing and direct pool access. Privilege of enjoying alfresco dining with a view at the convenience of your own private enclosured space. Exclusive premium stack 2 bedroom unit in Riversails in terms of size, layout and facing. No West sun. Tastefully renovated by owner with built-in platform bed, full height display cabinet, false ceilings and cove lightings. Note: 1. Kitchen was re-renovated with construction of MORTAR BASE, which was not provided by developer as compared to other units. 2. NO troublesome built-in fridge. Entire fridge area was re-renovated to avoid potential fire issue. Pricing and even payment terms negotiable. View to believe and discuss. OTP was issued in 2025Q2 and unit was almost sold! Grab before it is gone again!
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3010958I
Automated Valuation based on 228 URA transactions
Fair Value
S$1.34M
S$1,414 psf
Asking Price
S$1.37M
S$1,445 psf
vs Market
+2.2%
vs Last Done
-2.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
228 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
228 comparable transactions
S$1,328
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,414
Recent Comparable Transactions
10 shown · 228 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 850sqft | S$1,210,000 | ▲S$1,423 +0.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 1,367sqft | S$2,100,000 | ▲S$1,536 +8.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 2,605sqft | S$2,588,888 | ▼S$994 -29.7% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 883sqft | S$1,285,000 | ▲S$1,456 +3.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,033sqft | S$1,620,000 | ▲S$1,568 +10.9% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 883sqft | S$1,288,888 | ▲S$1,460 +3.3% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,033sqft | S$1,600,000 | ▲S$1,548 +9.5% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,819sqft | S$2,000,000 | ▼S$1,099 -22.3% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +0.5% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 16-20
+0.6% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 11-15
+8.6% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 16-20
-29.7% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+3.0% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+10.9% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 11-15
+3.3% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 16-20
+9.5% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 16-20
-22.3% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 06-10
+0.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.