Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Semi-D @ Lor Gambir/ Jalan Labu Manis/ Serangoon - Tenure : 999 - Land : 2677 sqft - Build : 6752 sqft - Facing : North - Rooms : 6 + 0 + 1 - Ensuite : 6 - Bath : 8 Features : - Walk to Serangoon MRT station, NEX shopping mall - With more than 6759sf of build-up area, layered across 3 levels and an attic, this modern home offers an abundance of living spaces, both private and communal. - Within 1km to Maris Stella, Yangzheng. 2km to Pei Chun Public Sch, PLMGS(Pri), Cedar Pri, CHIJ Our Lady of Gd Counsel
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Total Transactions
4
Average Price
S1.6M
Total Value
S6.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 67 URA transactions
Fair Value
S$10.64M
S$1,576 psf
Asking Price
S$8.40M
S$3,138 psf
vs Market
-21.1%
vs Last Done
+105.9%
Tenure
Freehold
No lease decay
Confidence
High
67 comps
Nearest MRT
Serangoon
556m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
67 comparable transactions
S$1,561
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,576
Recent Comparable Transactions
10 shown · 67 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -3.3% vs FV | Freehold |
Jul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -3.3% vs FV | Freehold |
Jul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -3.3% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +43.9% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +43.9% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▲S$1,721 +9.2% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▲S$1,721 +9.2% vs FV | Freehold |
Apr 2025 | JALAN LABU MERAH Floor - | 2,429sqft | S$4,008,888 | ▲S$1,650 +4.7% vs FV | Freehold |
Jan 2025 | SOMMERVILLE WALK Floor - | 3,784sqft | S$5,158,000 | ▼S$1,363 -13.5% vs FV | Freehold |
Jan 2025 | SOMMERVILLE WALK Floor - | 3,784sqft | S$5,158,000 | ▼S$1,363 -13.5% vs FV | Freehold |
Jan 2025 | SOMMERVILLE WALK Floor - | 3,784sqft | S$5,158,000 | ▼S$1,363 -13.5% vs FV | Freehold |
GAMBIR WALK
Jul 2025 · Floor -
-3.3% vs FV
GAMBIR WALK
Jul 2025 · Floor -
-3.3% vs FV
GAMBIR WALK
Jul 2025 · Floor -
-3.3% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+43.9% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+43.9% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
+9.2% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
+9.2% vs FV
JALAN LABU MERAH
Apr 2025 · Floor -
+4.7% vs FV
SOMMERVILLE WALK
Jan 2025 · Floor -
-13.5% vs FV
SOMMERVILLE WALK
Jan 2025 · Floor -
-13.5% vs FV
SOMMERVILLE WALK
Jan 2025 · Floor -
-13.5% 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.