Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,600,000
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$1.14M
S$474 psf
Asking Price
S$4.60M
S$2,706 psf
vs Market
+304.7%
vs Last Done
+257.5%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
115 comps
Nearest MRT
Bartley
827m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$474
Recent Comparable Transactions
10 shown · 115 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 +59.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +59.7% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +59.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +60.8% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +60.3% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▲S$668 +40.9% vs FV | 99yr from 1985 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▲S$650 +37.1% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +55.3% vs FV | 99yr from 1985 |
Apr 2025 | Blk 316 SERANGOON AVE 2 Floor 01 TO 03 | 1,679sqft | S$1,236,000 | ▲S$736 +55.3% vs FV | 99yr from 1984 |
Apr 2025 | Blk 318 SERANGOON AVE 2 Floor 04 TO 06 | 1,604sqft | S$1,268,000 | ▲S$791 +66.9% vs FV | 99yr from 1985 |
Apr 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,625sqft | S$1,170,000 | ▲S$720 +51.9% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+59.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+59.7% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+59.9% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+60.8% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+60.3% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
+40.9% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
+37.1% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+55.3% vs FV
Blk 316 SERANGOON AVE 2
Apr 2025 · Floor 01 TO 03
+55.3% vs FV
Blk 318 SERANGOON AVE 2
Apr 2025 · Floor 04 TO 06
+66.9% vs FV
Blk 317 SERANGOON AVE 2
Apr 2025 · Floor 10 TO 12
+51.9% vs FV
HELIOS AI Analysis
This valuation of an HDB Executive unit in Serangoon reflects a distinct upward trend in the local property market, with an estimated value of $1,136,639 translating to $474 PSF. The property’s remaining lease of 49 years positions it favorably within the market, demonstrating robust demand for HDB units in this sought-after district. The valuation is notably above the market baseline, indicating a substantial 304.7% difference, which underscores the competitive dynamics at play in this locality.
The analysis is grounded in a comprehensive review of 115 recent HDB resale transactions in the vicinity, yielding a model confidence level categorized as high. This strong confidence is indicative of stable market conditions and the increasing desirability of Serangoon as a residential area. The elevated valuation suggests a potential for continued appreciation, driven by factors such as urban development plans, proximity to amenities, and the overall attractiveness of HDB living in Singapore. Buyers and investors alike should consider these market signals as they navigate the evolving landscape of Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.