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
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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 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
The valuation of the HDB 3 Room unit in Serangoon at an estimated value of $333,797, translating to $484 per square foot, reflects a significant market signal indicating a premium position relative to the baseline. This property, with a remaining lease of 50 years, showcases the resilience of the HDB market amid evolving urban dynamics and buyer sentiment. The 37.2% variance above the market baseline underscores the strong demand for residential properties in this vibrant neighborhood, driven by its strategic location and robust infrastructure.
Our analysis is supported by a high confidence level, derived from an extensive review of 193 recent HDB resale transactions within the vicinity. This data indicates a sustained appetite for HDB flats, particularly in well-established areas like Serangoon, where residents benefit from comprehensive amenities and connectivity. As such, the current valuation not only reflects the intrinsic value of the property but also signals an optimistic outlook for prospective buyers who are seeking long-term investments in Singapore’s competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.