2 Bed 1 Bath Freehold, High Rental Yield, Walk to Nex Mall and MRT Key feature ✓ Well-kept unit condition ✓ Immaculate Move-In condition ✓ Functional layout ✓ High Ceiling ✓ Bright and airy ✓ No west sun ✓ Quiet facing ✓ Close to MRT ✓ Convenient location ✓ Great for own stay ✓ Sale with Tenancy till Sep 2026 ✓ High rental yield % ✓ Perfect for investment & own stay ✓ Walk to NEX, Serangoon MRT, Upper Serangoon Shopping Centre & Serangoon Stadium, Cafes, Eateries & Amenities just around the corner Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 209 (164 m) - 3 mins walk • Highland Centre (174 m) - 3 mins walk • Serangoon Shop Centre (222 m) - 4 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (355 m) - 5 mins walk • Prime Supermarket (397 m) - 6 mins walk • Chip Huat Farm Product Supermarket (464 m) - 7 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Paya Lebar Methodist Church Covenant Kindergarten (135 m) - 2 mins walk • Braddell Heights Education Centre (342 m) - 5 mins walk • Apple Tree (379 m) - 6 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Boundary Road Park (192 m) - 3 mins walk • Community Garden (251 m) - 4 mins walk • Interim Park - Upper Serangoon Road (275 m) - 4 mins walk • 7 more parks within 1 km Please call Jennifer Ng Bee Lian @ +659747XXXX to arrange for a viewing.
Loading map...
Total Transactions
48
Average Price
S889K
Total Value
S42.7M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 371 URA transactions · 1 outliers removed (IQR)
Fair Value
S$838,778
S$1,695 psf
Asking Price
S$888,000
S$1,794 psf
vs Market
+5.9%
vs Last Done
-23.0%
Tenure
Freehold
No lease decay
Confidence
High
371 comps
Nearest MRT
Serangoon
571m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
371 comparable transactions
S$1,598
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,695
Recent Comparable Transactions
10 shown · 371 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +37.5% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +37.5% vs FV | 99 yrs lease commencing from 2016 |
Jul 2025 | LIM TUA TOW ROAD Floor 01-05 | 667sqft | S$1,138,000 | ▲S$1,705 +0.6% vs FV | Freehold |
Jul 2025 | LORONG LEW LIAN Floor 06-10 | 657sqft | S$1,322,000 | ▲S$2,013 +18.8% vs FV | 99 yrs lease commencing from 2016 |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 431sqft | S$725,000 | ▼S$1,684 -0.6% vs FV | Freehold |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,033sqft | S$1,600,000 | ▼S$1,548 -8.7% vs FV | Freehold |
Jun 2025 | YIO CHU KANG ROAD Floor 01-05 | 560sqft | S$860,000 | ▼S$1,536 -9.4% vs FV | Freehold |
Jun 2025 | SURIN AVENUE Floor - | 5,145sqft | S$3,770,000 | ▼S$733 -56.8% vs FV | Freehold |
Jun 2025 | LIM TUA TOW ROAD Floor 01-05 | 495sqft | S$863,888 | ▲S$1,745 +2.9% vs FV | Freehold |
Jun 2025 | LANGE ROAD Floor - | 2,954sqft | S$5,250,000 | ▲S$1,777 +4.8% vs FV | Freehold |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 517sqft | S$950,888 | ▲S$1,840 +8.6% vs FV | 99 yrs lease commencing from 2016 |
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+37.5% vs FV
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+37.5% vs FV
LIM TUA TOW ROAD
Jul 2025 · Floor 01-05
+0.6% vs FV
LORONG LEW LIAN
Jul 2025 · Floor 06-10
+18.8% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
-0.6% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
-8.7% vs FV
YIO CHU KANG ROAD
Jun 2025 · Floor 01-05
-9.4% vs FV
SURIN AVENUE
Jun 2025 · Floor -
-56.8% vs FV
LIM TUA TOW ROAD
Jun 2025 · Floor 01-05
+2.9% vs FV
LANGE ROAD
Jun 2025 · Floor -
+4.8% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+8.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 371 URA transactions (1 outliers removed), adjusted for: MRT Serangoon 571m away (+1%); AI-detected value boosters: freehold, high ceiling, move-in condition (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.