Serangoon Avenue 1, Upper Paya Lebar, North-east Region, Singapore
$11,800,000
Located mins to Nex and Serangoon MRT Station, this freehold detached house sits within a quiet and established landed housing estate in District 19. The property offers spacious living in a peaceful residential setting while remaining highly accessible to everyday amenities, shopping malls, schools and MRT stations. Residents enjoy convenient access to several lifestyle and dining options in the Serangoon and Upper Paya Lebar area. Major malls and transport connections are just a short distance away, making daily commuting and errands easy. Nearby Amenities • Bartley MRT Station (about 650m, 8 minutes walk) • Serangoon MRT Interchange (about 1.8km, 5 minutes drive) • NEX Shopping Mall (about 1.8km, 5 minutes drive) • Upper Serangoon Road eateries and shops (about 1km, 3 minutes drive) • Paya Lebar Quarter Mall (about 3.5km, 8 minutes drive) • Tai Seng Industrial and food cluster (about 2.5km, 6 minutes drive) Nearby Schools • Maris Stella High School (about 1.2km, 4 minutes drive) • Cedar Primary School (about 1.6km, 5 minutes drive) • Paya Lebar Methodist Girls’ School Primary (about 1.9km, 6 minutes drive) • St Gabriel’s Primary School (about 2.1km, 6 minutes drive)
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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 116 HDB resale transactions (data.gov.sg)
Fair Value
S$8.37M
S$730 psf
Asking Price
S$11.80M
S$1,909 psf
vs Market
+40.9%
vs Last Done
+233.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Serangoon
265m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$730
Recent Comparable Transactions
10 shown · 116 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 -21.5% vs FV | 99yr from 1986 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -21.5% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +2.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -3.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.3% 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 +1.1% 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 +7.4% 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 -12.6% 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 -11.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.6% vs FV | 99yr from 1998 |
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-21.5% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-21.5% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+2.1% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-3.0% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.3% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.1% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.6% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon reflects a robust market position, with an estimated value of $8,374,425, translating to a notable $730 per square foot (PSF). This valuation is categorized as above market, showcasing an impressive 40.9% difference from the baseline. Such a significant premium indicates strong demand dynamics within the Serangoon area, which is supported by recent market trends and the desirability of HDB Executive flats among potential buyers.
With a remaining lease of 75 years, this property benefits from a substantial leasehold period, making it an attractive investment for those looking to secure a long-term home in a prime location. The high model confidence, derived from analysis of 116 recent HDB resale transactions in the vicinity, further validates this valuation. As the HDB market continues to evolve, properties like this Executive flat in Serangoon are likely to maintain their value and appeal, driven by both intrinsic asset characteristics and the overarching market dynamics that favor such well-located, spacious units.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.