473a Upper Serangoon Crescent 531473, Hougang East, North-east Region, Singapore
$699,999
Rare high-floor 4-room unit at Hougang Edge Park with unblocked park views. Enjoy excellent natural ventilation, plenty of daylight, and a peaceful green outlook every day. This home feels cool, airy, and private — no afternoon heat, no facing blocks. Perfect for families or couples looking for a comfortable, quiet home in a well-loved estate. • High floor, windy & bright • Privacy unit • Beautiful greenery view • Efficient 4-room layout • Serene yet well-connected location Additional information 1. Model & Size: 4A model 93m² 2. Floor & positioning: High floor & corner unit 3. Extension required: 1 months (negotiable) 4. Door facing (standing inside) : South East 5. Immediate submission 6. Eligibility: no restriction; all race eligible - Mar 2026 7. No COV️ 8. Low cash upfront (option fee & exercise fee)
Loading map...
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…
Automated Valuation based on 488 HDB resale transactions (data.gov.sg) · 12 outliers removed (IQR)
Fair Value
S$638,671
S$638 psf
Asking Price
S$699,999
S$699 psf
vs Market
+9.6%
vs Last Done
+2.5%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
488 comps
Nearest MRT
Buangkok
1094m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
488 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$638
Recent Comparable Transactions
10 shown · 488 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 997C BUANGKOK CRES Floor 16 TO 18 | 1,001sqft | S$683,000 | ▲S$682 +6.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 997C BUANGKOK CRES Floor 16 TO 18 | 1,001sqft | S$683,000 | ▲S$682 +6.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 996B BUANGKOK CRES Floor 01 TO 03 | 990sqft | S$595,000 | ▼S$601 -5.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 987A BUANGKOK GREEN Floor 07 TO 09 | 1,001sqft | S$635,000 | ▼S$634 -0.6% vs FV | 99yr from 2015 |
Mar 2026 | Blk 987C BUANGKOK GREEN Floor 13 TO 15 | 1,001sqft | S$660,000 | ▲S$659 +3.3% vs FV | 99yr from 2015 |
Mar 2026 | Blk 987C BUANGKOK GREEN Floor 16 TO 18 | 990sqft | S$628,000 | ▼S$634 -0.6% vs FV | 99yr from 2015 |
Mar 2026 | Blk 992B BUANGKOK LINK Floor 04 TO 06 | 1,001sqft | S$655,000 | ▲S$654 +2.5% vs FV | 99yr from 2019 |
Mar 2026 | Blk 991A BUANGKOK LINK Floor 01 TO 03 | 1,001sqft | S$616,000 | ▼S$615 -3.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 172 HOUGANG AVE 1 Floor 01 TO 03 | 1,087sqft | S$610,000 | ▼S$561 -12.1% vs FV | 99yr from 1997 |
Mar 2026 | Blk 106 HOUGANG AVE 1 Floor 01 TO 03 | 1,023sqft | S$500,000 | ▼S$489 -23.4% vs FV | 99yr from 1984 |
Mar 2026 | Blk 711 HOUGANG AVE 2 Floor 04 TO 06 | 1,001sqft | S$565,888 | ▼S$565 -11.4% vs FV | 99yr from 1986 |
Blk 997C BUANGKOK CRES
Mar 2026 · Floor 16 TO 18
+6.9% vs FV
Blk 997C BUANGKOK CRES
Mar 2026 · Floor 16 TO 18
+6.9% vs FV
Blk 996B BUANGKOK CRES
Mar 2026 · Floor 01 TO 03
-5.8% vs FV
Blk 987A BUANGKOK GREEN
Mar 2026 · Floor 07 TO 09
-0.6% vs FV
Blk 987C BUANGKOK GREEN
Mar 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 987C BUANGKOK GREEN
Mar 2026 · Floor 16 TO 18
-0.6% vs FV
Blk 992B BUANGKOK LINK
Mar 2026 · Floor 04 TO 06
+2.5% vs FV
Blk 991A BUANGKOK LINK
Mar 2026 · Floor 01 TO 03
-3.6% vs FV
Blk 172 HOUGANG AVE 1
Mar 2026 · Floor 01 TO 03
-12.1% vs FV
Blk 106 HOUGANG AVE 1
Mar 2026 · Floor 01 TO 03
-23.4% vs FV
Blk 711 HOUGANG AVE 2
Mar 2026 · Floor 04 TO 06
-11.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Hougang, with a remaining lease of 90 years, is set at an estimated value of $638,671, translating to $638 PSF. This price positions the property above the market average by approximately 9.6%, indicating a strong demand in the area despite broader market fluctuations. Such a premium valuation reflects not only the enduring appeal of Hougang as a residential choice but also the limited availability of comparable units, which contributes to upward price pressures.
The high model confidence rating, derived from an analysis of 488 recent HDB resale transactions in the vicinity, further underscores the reliability of this valuation. As the market continues to show resilience, the remaining lease term of 90 years enhances the investment potential of this property. Buyers are increasingly drawn to long-lease properties, as they offer stability and a sense of security in ownership. Thus, this valuation not only highlights the current market dynamics but also positions the Hougang HDB unit as a strategic asset for discerning investors seeking long-term capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.