Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$3,990,000
Newly presented by Landed7772. D19 - A super good luck home. Perfect for living a luxurious life. 3 storey corner terrace Land approx 3552 sq ft Build up approx 4000 sq ft Huge and spacious layouts 5 bedrooms 5 bathrooms Extensively renovated Park up to 6 cars Facing park Quiet environment. Less than 1km to Paya Lebar MGS Primary, Maris Stella High School. Also near Cedar Primary, St Gabriel's Secondary. Short drives to many malls and town. A very convenient location. Call to view now.
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Total Transactions
9
Average Price
S2.2M
Total Value
S19.9M
Calculating fair value from URA transaction data…


License: L3009250K
Automated Valuation based on 1971 URA transactions · 5 outliers removed (IQR)
Fair Value
S$2.46M
S$683 psf
Asking Price
S$3.99M
S$1,123 psf
vs Market
+62.2%
vs Last Done
-40.9%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
1971 comps
Nearest MRT
Bartley
686m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1971 comparable transactions
S$1,691
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$683
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | MOUNT VERNON ROAD | 463 | S$880,000 | S$1,901 | 11-15 | 99 yrs lease commencing from 2012 |
| 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 | PAYA LEBAR CRESCENT | 2,971 | S$3,300,000 | S$1,111 | - | Freehold |
| 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 HOW SUN | 1,798 | S$2,760,000 | S$1,535 | 16-20 | 99 yrs lease commencing from 2011 |
| 2025-08 | LORONG HOW SUN | 1,098 | S$1,851,888 | S$1,687 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-08 | UPPER PAYA LEBAR ROAD | 377 | S$660,000 | S$1,752 | 01-05 | Freehold |
| 2025-08 | JALAN BUNGA RAMPAI | 1,389 | S$1,730,000 | S$1,246 | 01-05 | Freehold |
Showing 10 most recent transactions from 1971 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1971 URA transactions (5 outliers removed), adjusted for: Tenure decay (61.5% discount); MRT Bartley 686m away (+1%); AI-detected value boosters: corner unit, extensively renovated (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.