401 Serangoon Avenue 1 550401, Upper Paya Lebar, North-east Region, Singapore
$875,000
401 Serangoon Ave 1 * Spacious 4A model with a generous 105 sqm / 1,130 sqft layout * Rare opportunity in the highly sought-after Serangoon vicinity * Ideal for couples or larger families with growing children * Low-floor unit with unblocked greenery and garden-facing views * Bright and breezy home with excellent natural ventilation * Renovated and well maintained, in move-in-ready condition * Regular and efficient layout that allows easy furniture placement * Door-to-door unit with a quiet setting and excellent privacy * Expansive living hall, perfect for hosting gatherings and family time * Balcony seamlessly integrated with the living area, ideal for gardening or relaxation * Large bedrooms that can comfortably accommodate double beds * Master bedroom featuring a walk-in wardrobe concept * Open-concept kitchen with island counter and quality fittings * Both bathrooms kept in pristine condition * Surrounded by daily conveniences including eateries, shops, NEX Shopping Mall, and Serangoon MRT station * Sincere and friendly owner open to discussion Contact Diana Yow at 8043 XXXX to schedule a viewing today!
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Total Transactions
2
Average Price
S1.6M
Total Value
S3.2M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$749,548
S$663 psf
Asking Price
S$875,000
S$774 psf
vs Market
+16.7%
vs Last Done
+2.7%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Serangoon
372m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$725
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$663
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 401 SERANGOON AVE 1 Floor 04 TO 06 | 1,130sqft | S$852,500 | ▲S$754 +13.7% vs FV | 99yr from 1989 |
Mar 2026 | Blk 401 SERANGOON AVE 1 Floor 04 TO 06 | 1,130sqft | S$852,500 | ▲S$754 +13.7% vs FV | 99yr from 1989 |
Sep 2025 | Blk 401 SERANGOON AVE 1 Floor 04 TO 06 | 1,109sqft | S$790,000 | ▲S$713 +7.5% vs FV | 99yr from 1989 |
Jul 2025 | Blk 401 SERANGOON AVE 1 Floor 10 TO 12 | 1,173sqft | S$855,000 | ▲S$729 +10.0% vs FV | 99yr from 1989 |
Feb 2025 | Blk 401 SERANGOON AVE 1 Floor 01 TO 03 | 1,130sqft | S$795,888 | ▲S$704 +6.2% vs FV | 99yr from 1989 |
Blk 401 SERANGOON AVE 1
Mar 2026 · Floor 04 TO 06
+13.7% vs FV
Blk 401 SERANGOON AVE 1
Mar 2026 · Floor 04 TO 06
+13.7% vs FV
Blk 401 SERANGOON AVE 1
Sep 2025 · Floor 04 TO 06
+7.5% vs FV
Blk 401 SERANGOON AVE 1
Jul 2025 · Floor 10 TO 12
+10.0% vs FV
Blk 401 SERANGOON AVE 1
Feb 2025 · Floor 01 TO 03
+6.2% vs FV
HELIOS AI Analysis
In the current landscape of HDB valuations, the subject property, a 4-room HDB unit located in the Serangoon area with a remaining lease of 61 years, presents a noteworthy analysis. With an estimated value of $749,548, translating to $663 per square foot, this valuation is positioned significantly above the market baseline by 16.7%. Such a premium suggests a notable demand for properties in this well-established region, which is characterized by its proximity to key amenities and robust transport links.
However, the model confidence for this valuation remains low, primarily due to the limited dataset derived from only four recent HDB resale transactions in the vicinity. This scarcity of comparable sales raises questions regarding the sustainability of the current pricing strategy. As the market dynamics shift and the remaining lease period decreases, potential buyers may weigh their options more diligently, particularly in light of the evolving economic conditions. It is essential for stakeholders to remain vigilant and consider the implications of lease duration on future resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.