Summer Place, Serangoon Garden, North-east Region, Singapore
$4,680,000
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Total Transactions
5
Average Price
S3.4M
Total Value
S17.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 48 HDB resale transactions (data.gov.sg)
Fair Value
S$1.66M
S$593 psf
Asking Price
S$4.68M
S$2,593 psf
vs Market
+181.8%
vs Last Done
+352.5%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
High
48 comps
Nearest MRT
Lorong Chuan
809m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
48 comparable transactions
S$667
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$593
Recent Comparable Transactions
10 shown · 48 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -3.4% vs FV | 99yr from 1986 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -3.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +11.6% vs FV | 99yr from 1989 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +27.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -7.3% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +27.8% vs FV | 99yr from 1986 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +26.6% vs FV | 99yr from 1989 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +28.5% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +28.2% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▲S$668 +12.6% vs FV | 99yr from 1985 |
Aug 2025 | Blk 125 SERANGOON NTH AVE 1 Floor 10 TO 12 | 1,668sqft | S$975,000 | ▼S$584 -1.5% vs FV | 99yr from 1986 |
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-3.4% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-3.4% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+11.6% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+27.7% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-7.3% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+27.8% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+26.6% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+28.5% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+28.2% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
+12.6% vs FV
Blk 125 SERANGOON NTH AVE 1
Aug 2025 · Floor 10 TO 12
-1.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Serangoon, with a remaining lease of 61 years, stands at an estimated value of $1,660,649, translating to a price per square foot (PSF) of $593. This valuation reflects a significant market signal, with an impressive 181.8% difference from the baseline, indicating that the property commands a premium in the current market landscape. Such a substantial variance is indicative of heightened demand for HDB properties in the Serangoon area, a locality known for its robust amenities, accessibility, and family-friendly environment.
The model confidence for this valuation is assessed as high, supported by a comprehensive analysis of 48 recent HDB resale transactions within the vicinity. The data suggests a strong upward trajectory in property values, likely driven by factors such as proximity to educational institutions, public transport links, and an overall improvement in the living standards of the area. As the market continues to evolve, potential buyers should be cognizant of the remaining lease period, which, while still substantial, plays a crucial role in long-term investment considerations. This analysis underscores the dynamic nature of the HDB market in Serangoon and the potential for future valuation growth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.