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…


License: L3009250K
Automated Valuation based on 379 HDB resale transactions (data.gov.sg)
Fair Value
S$1.11M
S$462 psf
Asking Price
S$4.60M
S$2,706 psf
vs Market
+314.4%
vs Last Done
+259.8%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
379 comps
Nearest MRT
Bartley
827m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
379 comparable transactions
S$648
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$462
Recent Comparable Transactions
10 shown · 379 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 425 SERANGOON AVE 1 Floor 07 TO 09 | 1,130sqft | S$850,000 | ▲S$752 +62.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 425 SERANGOON AVE 1 Floor 07 TO 09 | 1,130sqft | S$850,000 | ▲S$752 +62.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 307 SERANGOON AVE 2 Floor 04 TO 06 | 1,001sqft | S$600,000 | ▲S$599 +29.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 328 SERANGOON AVE 3 Floor 01 TO 03 | 1,119sqft | S$770,000 | ▲S$688 +48.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 228 SERANGOON AVE 4 Floor 13 TO 15 | 980sqft | S$650,000 | ▲S$664 +43.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 206 SERANGOON CTRL Floor 01 TO 03 | 904sqft | S$661,888 | ▲S$732 +58.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 111 SERANGOON NTH AVE 1 Floor 04 TO 06 | 980sqft | S$558,000 | ▲S$570 +23.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 110 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,066sqft | S$580,000 | ▲S$544 +17.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 529 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,163sqft | S$728,000 | ▲S$626 +35.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 425 SERANGOON AVE 1 Floor 13 TO 15 | 1,216sqft | S$910,000 | ▲S$748 +61.9% vs FV | 99yr from 1989 |
Feb 2026 | Blk 307 SERANGOON AVE 2 Floor 04 TO 06 | 980sqft | S$645,000 | ▲S$658 +42.4% vs FV | 99yr from 1985 |
Blk 425 SERANGOON AVE 1
Mar 2026 · Floor 07 TO 09
+62.8% vs FV
Blk 425 SERANGOON AVE 1
Mar 2026 · Floor 07 TO 09
+62.8% vs FV
Blk 307 SERANGOON AVE 2
Mar 2026 · Floor 04 TO 06
+29.7% vs FV
Blk 328 SERANGOON AVE 3
Mar 2026 · Floor 01 TO 03
+48.9% vs FV
Blk 228 SERANGOON AVE 4
Mar 2026 · Floor 13 TO 15
+43.7% vs FV
Blk 206 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+58.4% vs FV
Blk 111 SERANGOON NTH AVE 1
Mar 2026 · Floor 04 TO 06
+23.4% vs FV
Blk 110 SERANGOON NTH AVE 1
Mar 2026 · Floor 01 TO 03
+17.7% vs FV
Blk 529 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+35.5% vs FV
Blk 425 SERANGOON AVE 1
Feb 2026 · Floor 13 TO 15
+61.9% vs FV
Blk 307 SERANGOON AVE 2
Feb 2026 · Floor 04 TO 06
+42.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Serangoon, with a remaining lease of 49 years, presents a compelling analysis within the current real estate landscape. Estimated at $1,109,970, translating to $462 per square foot, this property is positioned significantly above the market baseline, with a striking 314.4% difference. Such a premium valuation signals robust demand dynamics in the Serangoon area, underscoring its desirability as a residential hub. This is further substantiated by the high model confidence derived from an extensive dataset of 379 recent HDB resale transactions in the vicinity, ensuring that the valuation reflects current market sentiments accurately.
As the remaining lease of 49 years is a crucial factor influencing buyer sentiment, it is imperative to consider how this impacts long-term investment potential. In the context of Singapore's evolving property market, the premium pricing can be attributed to several factors, including the area's strategic location, proximity to amenities, and overall urban development. Investors and homeowners alike may find this HDB unit appealing, not just for its immediate living conditions but also for its potential appreciation in a competitive market. As such, this valuation serves as a pivotal indicator of the ongoing trends in the HDB resale market, highlighting the interplay between lease duration and market demand.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.