
Large Balcony, Low Floor 2 Bed 2 Bath for Sale in Riversail Riversails | 979SQFT | 2 BED 2 BATH | LOW FLOOR | UNBLOCK VIEW | $1428 PSF | $1,400,000 Rare 2 Bedroom with a large balcony space, covered roof and zipped track ready. Exclusive unit on elevated ground with full privacy. Unit Details: * 979 SQFT * 2 Bedrooms + 2 Bath * Large Balcony * Low Floor * Unblock View * Squarish Layout * Bright and Breezy Unit * All 2 Bedrooms comes with Build-in Wardrobes and Air Con * Renovated Kitchen, Zipped Track ready * Front Door facing: NW * Living: SE * Maintenance fee + Sinking Fund $814.23 per quarter / $271.41 per month * Vacant Procession * Required 3-4 Months Extension Project Details: * District 19 * TOP 2016 * 920 Units * 99 yrs from 2011 * Facilities: Swimming Pool, Jacuzzi, BBQ, Gym, Club House, Tennis court Transports: Bus Stops (Multiple Routes) | 0.20KM Kangkar LRT (SE4) | 0.59KM Shopping Malls: Rivervale Plaza | 0.75KM Hougang Mall | 1.25KM Kang Kar Mall | 1.26KM Groceries: FairPrice @ 476 Serangoon View | 0.16KM FairPrice @ Rivervale Plaza | 0.75KM FairPrice @ Hougang Mall | 1.25KM Giant Supermarket @ 21 Hougang St 51 | 1.7KM Eateries: Kopitiam Corner @ 476D Upper Serangoon | 0.1KM Buangkok Hawker Centre | 1.32KM Kopitiam Square | 1.77KM Primary Schools: CHIJ Our Lady of the Nativity | 0.86KM North Vista Primary School | 0.92KM North Spring Primary School | 0.93KM Punggol Primary School | 0.96KM Secondary Schools: Serangoon Secondary School | 0.46KM North Vista Secondary School | 0.51KM Holy Innocents' High School | 1.09KM For viewing arrangements, kindly contact our Associate Senior Consultant: Rachel Koh @ 8.5.8.8.4.6.8.8 PLB Realty
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3010958I
Automated Valuation based on 228 URA transactions
Fair Value
S$1.38M
S$1,414 psf
Asking Price
S$1.40M
S$1,430 psf
vs Market
+1.2%
vs Last Done
-3.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
228 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
228 comparable transactions
S$1,328
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,414
Recent Comparable Transactions
10 shown · 228 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 850sqft | S$1,210,000 | ▲S$1,423 +0.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 1,367sqft | S$2,100,000 | ▲S$1,536 +8.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 2,605sqft | S$2,588,888 | ▼S$994 -29.7% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 883sqft | S$1,285,000 | ▲S$1,456 +3.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,033sqft | S$1,620,000 | ▲S$1,568 +10.9% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 883sqft | S$1,288,888 | ▲S$1,460 +3.3% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,033sqft | S$1,600,000 | ▲S$1,548 +9.5% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,819sqft | S$2,000,000 | ▼S$1,099 -22.3% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +0.5% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 16-20
+0.6% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 11-15
+8.6% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 16-20
-29.7% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+3.0% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+10.9% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 11-15
+3.3% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 16-20
+9.5% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 16-20
-22.3% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 06-10
+0.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.