2 Lorong Lew Lian 531002, Upper Paya Lebar, North-east Region, Singapore
$458,000
*PURE SELLING* READY SELLER! *2 MINS WALK TO SERANGOON MRT!* *1KM TO MARIS STELLA HIGH SCHOOL!* ===MRT=== 1. SERANGOON (254M AWAY) CC13, NE12 2. BARTLEY (965M AWAY) CC12 ==BUS STOPS== 1. BLK 416 (62189) (104M AWAY) Services: 101, 103, 317 2. OPP BLK 1 (62141) (116M AWAY) Services: 22, 43, 45, 53, 58, 70M, 70, 101, 103, 107M, 107, 116, 153, 317 3. PAYA LEBAR CAMP (62149) (128M AWAY) Services: 22, 43, 45, 53, 58, 70M, 70, 81, 82, 101, 103, 107M, 107, 153, 317 4. BLK 421 (62179) (232M AWAY) Services: 158 5. S'GOON STN (66359) (264M AWAY) Services: 22, 43, 53, 70M, 70, 116, 315 6. PAYA LEBAR CAMP (62051) (266M AWAY) Services: 22, 24, 43, 45, 53, 58, 70M, 70, 76, 80 ==SHOPPING MALL== 1. NEX (374M AWAY) 23 SERANGOON CENTRAL (S)556083 ==CC== 1. BRADDELL HEIGHTS CC (581M AWAY) 50 Serangoon Avenue 2 ==GROCERIES / SUPERMARKET== 1. NTUC (344M AWAY) #03-42 23 Serangoon Central Singapore 556083 Hours: 12:00 AM-11:59 PM 2. COLD STORAGE (374M AWAY) 23 SERANGOON CENTRAL #B2-44/45 NEX S(556083) Hours: 9.00AM - 10.30PM 3. GIANT (547M AWAY) Serangoon Central Drive Blk 266 Serangoon Central Drive #01-255 Singapore 550266 Hours: 24 Hours ==LIBRARY== 1. SERANGOON PUBLIC LIBRARY (427M AWAY) 23 Serangoon Central ===SCHOOL=== 1. MARIS STELLA HIGH SCHOOL 2. PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) 3. YANGZHENG PRIMARY SCHOOL INTEREST PARTIES PLEASE CONTACT: EUNICE 9 7 1 1 4 7 6 5
Loading map...
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 193 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$333,797
S$484 psf
Asking Price
S$458,000
S$665 psf
vs Market
+37.2%
vs Last Done
+1.8%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
193 comps
Nearest MRT
Serangoon
251m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
193 comparable transactions
S$646
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$484
Recent Comparable Transactions
10 shown · 193 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▲S$653 +34.9% vs FV | 99yr from 1983 |
Mar 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$450,000 | ▲S$653 +34.9% vs FV | 99yr from 1983 |
Mar 2026 | Blk 102 SERANGOON NTH AVE 1 Floor 01 TO 03 | 775sqft | S$430,000 | ▲S$555 +14.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 108 SERANGOON NTH AVE 1 Floor 07 TO 09 | 646sqft | S$380,000 | ▲S$588 +21.5% vs FV | 99yr from 1985 |
Feb 2026 | Blk 245 SERANGOON AVE 2 Floor 10 TO 12 | 689sqft | S$525,000 | ▲S$762 +57.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 311 SERANGOON AVE 2 Floor 04 TO 06 | 721sqft | S$490,000 | ▲S$679 +40.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 220 SERANGOON AVE 4 Floor 04 TO 06 | 721sqft | S$433,000 | ▲S$600 +24.0% vs FV | 99yr from 1984 |
Feb 2026 | Blk 204 SERANGOON CTRL Floor 04 TO 06 | 689sqft | S$515,000 | ▲S$748 +54.5% vs FV | 99yr from 1985 |
Feb 2026 | Blk 204 SERANGOON CTRL Floor 07 TO 09 | 689sqft | S$560,000 | ▲S$813 +68.0% vs FV | 99yr from 1985 |
Jan 2026 | Blk 4 LOR LEW LIAN Floor 01 TO 03 | 786sqft | S$460,000 | ▲S$585 +20.9% vs FV | 99yr from 1978 |
Jan 2026 | Blk 306 SERANGOON AVE 2 Floor 10 TO 12 | 646sqft | S$468,000 | ▲S$725 +49.8% vs FV | 99yr from 1985 |
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
+34.9% vs FV
Blk 2 LOR LEW LIAN
Mar 2026 · Floor 04 TO 06
+34.9% vs FV
Blk 102 SERANGOON NTH AVE 1
Mar 2026 · Floor 01 TO 03
+14.7% vs FV
Blk 108 SERANGOON NTH AVE 1
Mar 2026 · Floor 07 TO 09
+21.5% vs FV
Blk 245 SERANGOON AVE 2
Feb 2026 · Floor 10 TO 12
+57.4% vs FV
Blk 311 SERANGOON AVE 2
Feb 2026 · Floor 04 TO 06
+40.3% vs FV
Blk 220 SERANGOON AVE 4
Feb 2026 · Floor 04 TO 06
+24.0% vs FV
Blk 204 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+54.5% vs FV
Blk 204 SERANGOON CTRL
Feb 2026 · Floor 07 TO 09
+68.0% vs FV
Blk 4 LOR LEW LIAN
Jan 2026 · Floor 01 TO 03
+20.9% vs FV
Blk 306 SERANGOON AVE 2
Jan 2026 · Floor 10 TO 12
+49.8% vs FV
HELIOS AI Analysis
In the current landscape of the Serangoon residential market, the valuation of this 3-room HDB unit reflects a robust and dynamic housing environment. With an estimated value of $333,797, translating to $484 PSF, this property not only signifies a strong investment opportunity but also illustrates the upward trajectory of property prices in this sought-after district. The remaining lease of 50 years is a critical factor, as it influences both buyer sentiment and long-term value retention in the face of Singapore's evolving real estate landscape.
Notably, this valuation is positioned 37.2% above the market baseline, indicating a premium that suggests strong demand for HDB units in the area. The model confidence level is rated as high, underpinned by a comprehensive analysis of 193 recent HDB resale transactions within the vicinity. This elevated market signal can be attributed to various dynamics, including the strategic location of Serangoon, its accessibility to key amenities, and the overall appeal of HDB living. As such, potential buyers and investors should consider this property not merely as a residence but as a strategic asset within a thriving community.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.