420 Serangoon Central 550420, Upper Paya Lebar, North-east Region, Singapore
$1,200,000
Spacious 5-room with privacy and only 1 direct neighbour Discover your dream home at 420 Serangoon Central — a rare corner 5-room offering 1,302 sqft of well-maintained living space. Situated in the vibrant and highly sought-after Serangoon estate, this property promises both comfort and convenience for the modern family. Its mint condition allows for move-in with minimal renovation, while the corner layout provides enhanced privacy. North-east facing, the home enjoys abundant natural light and excellent cross-ventilation throughout the day. Ethnic Groups restrictions apply Just a short distance away is Serangoon MRT station (0.18 km), providing seamless access to the rest of Singapore. Families will appreciate the proximity to renowned educational institutions such as Maris Stellal and Cedar Pri, St Gabriel's and more, ensuring quality education for your children. For your everyday needs, FairPrice, Giant, Cold Storage, Prime Supermart is nearby for all your grocery shopping, while Nex shopping mall offers a variety of retail and dining options, perfect for leisurely weekends. Unit features include modern kitchen furnishings, spacious cabinets for ample storage, a welcoming balcony to enjoy your morning coffee. The well-designed layout maximizes space, making it a cozy sanctuary for you and your family. This property is not just a home; it’s a lifestyle choice that combines comfort, accessibility, and community living. Don’t miss out on this fantastic opportunity to own a piece of Serangoon. Act now and make this vibrant space your new home! Contact me for an exclusive home tour. Walk through video available upon request
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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: L3008899K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$909,582
S$699 psf
Asking Price
S$1.20M
S$922 psf
vs Market
+31.9%
vs Last Done
+22.6%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Serangoon
187m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$764
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$699
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 420 SERANGOON CTRL Floor 07 TO 09 | 1,302sqft | S$980,000 | ▲S$752 +7.6% vs FV | 99yr from 1989 |
Apr 2026 | Blk 420 SERANGOON CTRL Floor 07 TO 09 | 1,302sqft | S$980,000 | ▲S$752 +7.6% vs FV | 99yr from 1989 |
Sep 2024 | Blk 420 SERANGOON CTRL Floor 10 TO 12 | 1,324sqft | S$1,030,000 | ▲S$778 +11.3% vs FV | 99yr from 1989 |
Apr 2024 | Blk 420 SERANGOON CTRL Floor 04 TO 06 | 1,302sqft | S$990,000 | ▲S$760 +8.7% vs FV | 99yr from 1989 |
Blk 420 SERANGOON CTRL
Apr 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 420 SERANGOON CTRL
Apr 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 420 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
+11.3% vs FV
Blk 420 SERANGOON CTRL
Apr 2024 · Floor 04 TO 06
+8.7% vs FV
HELIOS AI Analysis
In the vibrant and competitive landscape of Singapore's real estate market, the valuation of the HDB 5-room unit in Serangoon, with a remaining lease of 61 years, presents a compelling case for analysis. With an estimated value of $909,582 (or $699 PSF), this property is currently positioned above the market baseline by an impressive 31.9%. This significant premium is indicative of strong demand in the Serangoon area, a neighborhood known for its strategic location and robust community amenities.
However, it is crucial to note that the model confidence for this valuation is categorized as low, suggesting that while the recent transactions in the vicinity support a higher valuation, they may not fully encapsulate the overall market dynamics. The reliance on just three recent HDB resale transactions can contribute to variability in perceived value, especially in a market that is subject to fluctuations based on lease durations, buyer sentiment, and macroeconomic factors. As such, stakeholders should consider the leasehold aspect critically, as properties with shorter remaining leases typically attract lower valuations, while those with over 60 years remaining tend to hold their value better, particularly in sought-after districts like Serangoon.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.