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
Loading map...
Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
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
In the thriving neighborhood of Serangoon, the valuation of the HDB Executive property stands at an estimated value of $3,937,292, translating to an impressive $492 PSF. This valuation is indicative of a robust market dynamic, particularly considering the property’s remaining lease of 52 years. The current assessment positions this listing significantly above the market baseline, reflecting a notable 141.3% difference. Such a premium underscores the desirability of the Serangoon area, which continues to attract buyers seeking quality urban living.
The high model confidence, derived from an analysis of 116 recent HDB resale transactions in the vicinity, reinforces the strength of this valuation. The data suggests that demand for HDB properties in Serangoon remains resilient, driven by factors such as accessibility, community amenities, and overall neighborhood appeal. As urbanization and population growth persist, properties like this Executive HDB are likely to maintain their value, making them a strategic consideration for discerning investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.