132 Lorong Ah Soo 530132, Tai Seng, North-east Region, Singapore
$948,000
This well-maintained home has been lovingly cared for by a family who watched their children grow up within these walls. Filled with years of warmth, laughter and milestones, it’s now ready to welcome its next chapter as the owners lovingly downsize. A beautiful space for another family to build their own memories. Unit Details: •Executive Maisonette •151sqm / 1,624sqft •High-floor unit •4 bedrooms with massive potential to renovate into your dream abode •Very clean and well-maintained •Main door facing South •Living room facing North •Balance lease: 56 years •Open to all ethnic groups and nationalities Primary Schools: - Paya Lebar Methodist Girls' School (within 1km) - Xinghua Primary School (within 1km) - Cedar Primary School - Holy Innocents' Primary School - Maris Stella High School - Yangzheng Primary School - Zhonghua Primary School Train stations: -Kovan (NE13) -Bartley (CC12) -Serangoon (CC13 NE12) Amenities: -Prime Supermarket -Hainan Food Centre and Market -Fairprice Shopping Malls: -Nex -Heartland Mall-Kovan -Upper Serangoon Shopping Centre
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…


License: L3010739Z
Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$858,019
S$528 psf
Asking Price
S$948,000
S$584 psf
vs Market
+10.5%
vs Last Done
-20.9%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
1037m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$660
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$528
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +39.8% 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 +39.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +15.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +54.4% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +43.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +4.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +33.0% 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 +35.2% 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 +33.5% 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 +20.3% vs FV | 99yr from 1992 |
Dec 2025 | Blk 234A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,082,888 | ▲S$719 +36.2% vs FV | 99yr from 1998 |
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+39.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+39.8% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+15.7% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+54.4% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+43.4% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+4.2% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+33.0% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+35.2% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+33.5% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+20.3% vs FV
Blk 234A SERANGOON AVE 2
Dec 2025 · Floor 01 TO 03
+36.2% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Serangoon, with a remaining lease of 56 years, has been pegged at an estimated value of $858,019 or $528 PSF. This valuation reflects a significant appreciation in the property market, as it indicates a premium of 10.5% above the baseline market value. Such a deviation suggests strong demand dynamics for HDB properties in the Serangoon area, underscoring the desirability of this location among prospective buyers.
Furthermore, the model confidence in this valuation is rated as high, bolstered by a comprehensive analysis of 115 recent HDB resale transactions in the vicinity. This robust dataset not only reinforces the credibility of the valuation but also highlights the competitive nature of the current market landscape. As Singapore's real estate ecosystem continues to evolve, properties with extended leases, like this Executive HDB, are increasingly sought after, making them a compelling investment for discerning buyers looking to capitalize on the area's growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.