132 Lorong Ah Soo 530132, Tai Seng, North-east Region, Singapore
$949,000
Brand New Listing Contact Andy 8.6.1.1.6.0.0.0 To Arrange For An Exclusive Viewing Now! Probably the Best EM Model in the Area Open to all races and citizenships Property Details: * Size: Approx. 151 sqm / 1,625 sqft * Age: Approx 42 Years (TOP in 1984) * High floor (Above #08) * Bright and breezy unit * Friendly neighbours in the estate * Future developments in the vicinity **Orientation:** * Generally North-South facing * Not affected by the afternoon sun * Main door facing South * Living hall facing North * Unit is brightly lit with natural light **Interior Features:** * One of the most highly sought-after layouts * No odd shapes, no space wastage * Functional and efficient design * Large and Spacious living hall and well-sized bedrooms * Enclosed kitchen **Schools in Proximity:** Within 1km * Paya Lebar Methodist Girls' School (Primary) * Xinhua Primary School Within 2km * Cedar Primary School * Holy Innocents' Primary School * Maris Stella High School * Yangzheng Primary School * Zhonghua Primary School Living in an estate with good schools offers resale advantages and safeguards against market fluctuations and ageing leaseholds. Contact Andy 8.6.1.1.6.0.0.0 To Arrange For An Exclusive Viewing Now!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg)
Fair Value
S$866,988
S$534 psf
Asking Price
S$949,000
S$584 psf
vs Market
+9.5%
vs Last Done
-22.9%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kovan
1037m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$667
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$534
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +41.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +41.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +3.0% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +41.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +42.7% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +42.3% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▲S$668 +25.1% vs FV | 99yr from 1985 |
Aug 2025 | Blk 125 SERANGOON NTH AVE 1 Floor 10 TO 12 | 1,668sqft | S$975,000 | ▲S$584 +9.4% vs FV | 99yr from 1986 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▲S$650 +21.7% vs FV | 99yr from 1986 |
Jul 2025 | Blk 142 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,625sqft | S$1,058,000 | ▲S$651 +21.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +37.8% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+41.8% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+41.8% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+3.0% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+41.9% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+42.7% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+42.3% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
+25.1% vs FV
Blk 125 SERANGOON NTH AVE 1
Aug 2025 · Floor 10 TO 12
+9.4% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
+21.7% vs FV
Blk 142 SERANGOON NTH AVE 1
Jul 2025 · Floor 01 TO 03
+21.9% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+37.8% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Serangoon, with a remaining lease of 56 years, presents an intriguing case study. Priced at an estimated value of $866,988, translating to $534 per square foot, this property stands out as having a market signal that is notably above the baseline, reflecting a 9.5% premium. Such a valuation suggests a robust demand for executive HDB units in this vicinity, likely driven by the area's strategic location and the comprehensive amenities that Serangoon offers.
The high model confidence, grounded in an analysis of 37 recent HDB resale transactions in the area, underscores the reliability of this valuation. Buyers are increasingly recognizing the intrinsic value of properties with longer remaining leases, particularly in well-established neighborhoods like Serangoon. As market dynamics continue to evolve, this executive HDB unit not only exemplifies a sound investment opportunity but also illustrates the resilience of the HDB market, even as lease durations become a more critical factor in property valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.