Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
Modern design Semi Detached 10m lap pool and home lift Big carporch for 3 cars North east facing A superb investment for families and investors seeking a prime address with great potential. The generous built-up area of 6,759 square feet, the residence provides ample room for luxurious living and possible expansion in future. Level 1: - Living & Dining room - Dry & Wet kitchen - Lap pool - Helper’s room & utility room - Powder room Level 2: - Bedroom 1 ensuite - Bedroom 2 ensuite - Family Hall - Common bathroom Level 3: - Bedroom 3 ensuite - Bedroom 4 ensuite - Bedroom 5 ensuite Attic: - Master bedroom with walk-in closet - Front and rear terrace Walking distance to Serangoon MRT, NEX shopping mall and Bartley MRT. Targeted completion in 2027. Designed for big families or multi-gen living. Surrounded by reputable schools such as, - Maris Stella and Yangzheng (within 1km) - Pei Chun Public School, Paya Lebar Methodist Girls' School (primary), Cedar Primary, and CHIJ Our Lady of Good Counsel—all within 2km Call Remus Tan @ 9888 XXXX now to find out more!
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Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$4.77M
S$707 psf
Asking Price
S$8.40M
S$3,022 psf
vs Market
+75.9%
vs Last Done
+309.5%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Serangoon
518m 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 this HDB Executive flat in Serangoon, with a remaining lease of 77 years, stands at an impressive estimated value of $4,774,348, translating to $707 PSF. This valuation is significantly above the market baseline, reflecting a remarkable 75.9% difference. Such a premium positioning indicates robust demand dynamics within the Serangoon area, which is known for its strategic connectivity and desirable residential environment.
The analysis is underpinned by a strong model confidence rating, based on a comprehensive review of 115 recent HDB resale transactions in the vicinity. This high level of activity suggests a competitive market landscape, where buyers are willing to pay a premium for properties that offer both quality living conditions and proximity to essential amenities. The remaining lease of 77 years further enhances the property’s appeal, as it provides a substantial tenure for prospective homeowners, thereby contributing positively to long-term investment viability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.