Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$9,500,000
Charming freehold landed residential enclave nestled in the established Serangoon Garden area of District 19, Singapore. This address is highly regarded for its serene environment, mature surroundings and close community feel, making it an attractive option for families and buyers seeking landed living with convenient access to urban amenities and quality schooling. Nearby Amenities and Distances Shopping and Daily Needs • FairPrice Serangoon Central ~610 m for groceries and essentials • Good Friends Supermarket nearby for daily needs Food and Dining • Chomp Chomp Food Centre ~1.1 km for popular hawker fare • Serangoon Garden Market & Food Centre ~1.1 km with wide local food options • Various local cafes and eateries throughout Serangoon Gardens Parks and Recreation • Kampong Park @ Serangoon ~800 m for leisure and outdoor time • Garden View Playground and other neighbourhood green spaces within walking distance Schools and Education • Zhonghua Primary School ~125 m from home • Peicai Secondary School ~138 m from home • CHIJ Our Lady of Good Counsel ~600 m for additional schooling choice • Additional primary and secondary schools in the wider Serangoon area accessible within a short drive or bus ride Public Transport • Lorong Chuan MRT Station Circle Line ~1.0 km from the property • Serangoon MRT Station North East & Circle Lines ~1.2 km from the property • Tavistock MRT Station Cross Island Line ~1.4 km (future connectivity improvement) • Multiple bus services along Serangoon Garden Way and nearby roads for convenient travel Connectivity and Roads • Easy access to Yio Chu Kang Road, Upper Serangoon Road, Central Expressway (CTE) and Pan Island Expressway (PIE) linking to Orchard, CBD and other parts of the island
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Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$3.94M
S$492 psf
Asking Price
S$9.50M
S$2,446 psf
vs Market
+141.3%
vs Last Done
+245.5%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Lorong Chuan
1022m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$492
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +43.9% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +43.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +50.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +59.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▲S$638 +29.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▲S$648 +31.7% vs FV | 99yr from 1992 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +42.7% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +45.1% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +43.3% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▲S$635 +29.1% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+50.0% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.3% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+29.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+31.7% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+42.7% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+45.1% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+43.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+29.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 52 years, stands at an estimated value of $3,937,292, translating to a price per square foot (PSF) of $492. This valuation positions the property significantly above the market average, reflecting a remarkable 141.3% difference from the established baseline. Such a premium valuation is indicative of the strong demand and competitive landscape characterizing the Serangoon area, which is known for its strategic location and accessibility to various amenities.
Our analysis is based on 116 recent HDB resale transactions within the vicinity, which provide a robust data set that underpins our high confidence in this valuation. The sustained interest in HDB properties, particularly those with longer remaining leases, can be attributed to the growing preference for urban living and the stability that HDB ownership offers. The market dynamics in Serangoon suggest a healthy appetite for executive flats, particularly as buyers are increasingly drawn to the potential for capital appreciation in this well-established neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.