Taman Sireh, Lorong Ah Soo, North-east Region, Singapore
$9,999,999
Rare freehold corner terrace in District 19 offering massive living space and family-centric layout. Six huge bedrooms, double-volume living, enclosed island kitchen + pantry, family room on every level — ideal for multigenerational families or owners seeking space and privacy. Excellent connectivity: ~800m to Serangoon MRT, close to schools and malls. Estimated TOP Q4 2026. Key features Tenure: Freehold, corner terrace Land: 3,453 sqft | Built-up: 8,147 sqft Bedrooms / Bathrooms: 6BR, 7BA Family room on every level; very spacious bedrooms Double-volume living room; enclosed kitchen with island; pantry adjacent to living Covered car parking; private swimming pool with pool deck Estimated TOP: Q4 2026 Location & accessibility (approx.) 800m to Serangoon MRT; 958m to Kovan MRT 100m to Upper Serangoon Shopping Centre; 900m to Heartland Mall; 900m to NEX Mall FairPrice & Cold Storage within walking distance Beside Serangoon Park Connector — ideal for walks, runs, cycling Schools (walking / short drive) 733m to Paya Lebar Methodist Girls’ School 871m to St. Gabriel’s Secondary School 1.36km to Maris Stella High School Selling points to highlight in marketing / broker brief True freehold corner terrace with large land and exceptionally high built-up — scarce in D19 Family-focused layout (family room each level, huge bedrooms) — strong appeal to multigenerational buyers Excellent school catchment and mall/MRT accessibility — strong for owner-occupiers Recreation access via Serangoon Park Connector and private pool enhances lifestyle proposition TOP 2026 — attractive for buyers wanting near-term completion Suggested call-to-action Arrange viewing of House — contact Lyn Ng at 9228 XXXX or email lynng10@gmail.com Capital Appreciation/Investment return/Modern Living/Prestigious Living /Cheap landed/undervalued property/investment returns/high rental yield/Kovan Rd/Simon Ln/Florence Rd/Lim Ah Pin Rd/Poh Huat Rd/Parry Ave/Phillips Ave/ Leith Rd/Lor Lew Lian/Marlene Ave/Lor
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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: L3008022J
Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$5.76M
S$707 psf
Asking Price
S$10.00M
S$2,895 psf
vs Market
+73.5%
vs Last Done
+292.3%
Tenure
81 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$660
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$707
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +4.4% 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 +4.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +7.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -22.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -0.7% 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 +1.0% 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 -0.3% 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 -10.2% vs FV | 99yr from 1992 |
Dec 2025 | Blk 234A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,082,888 | ▲S$719 +1.7% vs FV | 99yr from 1998 |
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.4% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.6% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.3% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+7.1% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-22.2% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-0.7% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-0.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-10.2% vs FV
Blk 234A SERANGOON AVE 2
Dec 2025 · Floor 01 TO 03
+1.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon, with a remaining lease of 81 years, stands at an estimated value of $5,762,462, translating to a robust $707 PSF. This valuation positions the property significantly above the market baseline, with a remarkable 73.5% difference indicative of the property's premium status within the region. Such a substantial premium suggests a heightened demand for HDB properties in Serangoon, driven by factors such as its strategic location, accessibility, and the evolving urban landscape that continues to attract homebuyers.
The model confidence for this valuation is rated as high, based on a comprehensive analysis of 115 recent HDB resale transactions within the vicinity. The strong performance of the local real estate market can be attributed to several key dynamics:
In conclusion, this valuation not only reflects the intrinsic value of the property but also encapsulates the broader market dynamics that are propelling HDB prices upwards in this thriving district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.