Lorong Gambir, Upper Paya Lebar, North-east Region, Singapore
$950 /month
Shared living space at Lor Gambir, which is just a few minutes walk to Serangoon MRT station / Nex shopping mall. - common bedroom - all male tenants currently - air-conditioned - rent includes utilities and Wi-Fi - light cooking permitted Viewings can be arranged most days of the week, so contact me for more details
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Total Transactions
1
Average Price
S5.8M
Total Value
S5.8M
Calculating fair value from URA transaction data…
Estimated sale value based on 2725 URA transactions · 3 outliers removed (IQR)
Fair Value
S$134,892
S$1,349 psf
Asking Price
S$950
S$10 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
2725 comps
Nearest MRT
Serangoon
480m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2725 comparable transactions
S$1,803
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$1,349
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | WOODLEIGH LANE | 463 | S$1,035,000 | S$2,236 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODLEIGH LANE | 463 | S$1,035,000 | S$2,236 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODLEIGH LANE | 1,346 | S$2,770,000 | S$2,059 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODLEIGH LANE | 463 | S$980,888 | S$2,119 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | BIDADARI PARK DRIVE | 743 | S$1,860,000 | S$2,504 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | MOUNT VERNON ROAD | 463 | S$880,000 | S$1,901 | 11-15 | 99 yrs lease commencing from 2012 |
| 2025-08 | MOUNT VERNON ROAD | 1,033 | S$2,168,000 | S$2,098 | 11-15 | 99 yrs lease commencing from 2012 |
| 2025-08 | MOUNT VERNON ROAD | 721 | S$1,460,000 | S$2,024 | 11-15 | 99 yrs lease commencing from 2012 |
| 2025-08 | UPPER PAYA LEBAR ROAD | 958 | S$2,208,888 | S$2,306 | 06-10 | 99 yrs lease commencing from 2014 |
| 2025-08 | LORONG LEW LIAN | 2,164 | S$1,880,000 | S$869 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | LORONG LEW LIAN | 1,238 | S$2,885,000 | S$2,331 | 06-10 | 99 yrs lease commencing from 2016 |
Showing 10 most recent transactions from 2725 total comparables used in valuation.
HELIOS AI Analysis
Based on 2725 URA transactions (3 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Serangoon 480m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.