Portchester Avenue, Serangoon Garden, North-east Region, Singapore
$7,000,000
A semi-detached home in Serangoon Gardens that offers generous space, privacy, and a peaceful landed enclave. Daily conveniences, reputable schools, and well-loved eateries are all just a short walk or drive away. *Unit Features* - Land: 2886 sqft - Built: 4271 sqft approx. - Tenure: 999 years - Facing: Northeast - 4 Ensuite + 1 helper's room, 5 bathrooms - Luxurious living and dining area - Dry & wet kitchen - Can park 2-3 cars - Swimming pool and home lift *Level Configuration* 1st Floor: Living & Dining spaces, Wet & Dry Kitchen, one common room, laundry room, WC & Bathroom 2nd Floor: 3 ensuite common bedrooms 3rd Floor: Master Bedroom with ensuite bathroom and 1 study room with balcony Attic: Outdoor roof terrace *Accessibility* - Upcoming Tavistock MRT (840m) *Primary Schools* - Zhonghua Pri (1.15km) - CHIJ Our Lady Of Good Counsel (1.16km) - Rosyth School (1.45km) *Secondary Schools* - Serangoon Garden Secondary (749m) - Deyi Secondary (1.15m) - Anderson Secondary (1.44m) *Groceries & Supermarts* - Fairprice myVillage (388m) - Cut Butchery (388m) *Malls & Hawker* - myVillage (393m) - AMK Hub (1.59km) - Chomp Chomp Food Centre (583m) - Serangoon Garden Market (683m) TOP soon, call now to view! Disclaimer: All land and built-up areas are based on approximate measurements and are subject to final survey. All photos posted are for illustrative purposes only and may differ from the actual unit during viewing due to daily changes.
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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…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$2.97M
S$696 psf
Asking Price
S$7.00M
S$2,426 psf
vs Market
+135.3%
vs Last Done
+242.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Lorong Chuan
1346m away
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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$696
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +1.7% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▲S$708 +1.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -12.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +6.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +12.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▼S$638 -8.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▼S$648 -6.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +0.9% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +2.6% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +1.3% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▼S$635 -8.8% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+1.7% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+1.7% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-12.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+12.6% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-6.9% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+0.9% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+2.6% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+1.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-8.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $2,974,622, translating to a price per square foot (PSF) of $696. This valuation reflects a significant market signal, showcasing a premium valuation that is 135.3% above the baseline established by recent market dynamics. Such a robust valuation is indicative of the desirability of the Serangoon locale, which is characterized by its strategic connectivity and proximity to essential amenities.
Our analysis is grounded in a comprehensive review of 115 recent HDB resale transactions within the vicinity, yielding a high model confidence level. This elevated confidence underscores the resilience of the Serangoon HDB market, where demand continues to outstrip supply, particularly for larger unit types like the Executive flats. The strong performance of this property not only highlights the enduring appeal of HDB living in Singapore but also reflects broader market trends favoring properties with substantial remaining leases, which are increasingly sought after as buyers look for long-term investment stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.