15 Lorong Lew Lian 533853, Upper Paya Lebar, North-east Region, Singapore
$4,200 /month
Available in Mid May 2026 Corner Unit 2 +Study plus 2 Bathroom unit Size 732 sqft Partial Furnished with Fridge, Oven, Stove, Hood, Washer/Dryer and Air-Con for Living, Dining and Bedrooms. Lights, Curtains & Blinds Comes with Balcony and Enclosed Kitchen Family Profile Tenant This Development Consist of 7 Block 12-storey blocks of Apartments 350m to Serangoon MRT, Central and NEX Within 1 Km to PLMGS Primary PLMGS Secondary MGS Primary Please furnish your profile Start Date 1 or 2 years lease How Many Person Any Pets Profession and Trade Nationality Budget Contact Kevin Chew @ 8121XXXX Facilities Entrance 1. Welcome Lobby a. Residential Services b. WIFI Lounge 2. Guard House 3. Arrival Plaza 4. Cascading Waterwall 5. Side Gate Nature Zone 6. Green Stairway 7. Swing in the Woods 8. Garden Lounge 9. Garden Court 10. Walk in the Woods 11. Lounge Court 12. Sunken Garden 13. Green Water Cascade Botanic Zone 14. Swing Courtyard 15. Mound Courtyard 16. Walk in the Garden 17. Eco Garden Aqua Zone 18. Cozy Heated Pool 19. Spa in the Woods 20. Ion Spa Pool 21. Spa Alcove 22. Spa Lagoon 23. 50 -metre Lap Pool 24. Pool Deck 25. Shallow Pool 26. Aqua Lounge 27. Lounge Pavilion 28. Yoga Lawn 29. Hammock Lawn 30. Changing Rooms with Steam Bath Adventure Zone 31. BBQ Pavilion 1 32. Rain Garden 33. BBQ Pavilion 2 34. Viewing Deck 35. Alfresco Lounge 36. Play House 37. Flying Fox 38. Sonic Play 39. Play Slide 40. See -saw 41. Puzzle Seat 42. Springer 43. 3G Fitness 44. Mound Playground 45. Kids’ Splash 46. Kids’ Pool 47. Golf Practice 48. Multi -purpose Court 49. Bike House Sensory Garden Pods 50. Whistling Garden Pod 51. Colourful Garden Pod 52. Herbs Garden Pod 53. Scent Garden Pod Recreation Pods 54. BBQ Party Pod 55. Urban Farming Pod 56. Teppanyaki Dining Pod 57. Pets’ Play Pod Clubhouse Basement 58. Function Hall 59. Gourmet Hall Level 1 60. Reading Lounge 61. Games Lounge 62. Karaoke/ Screening Lounge Level 2 63. Indoor Gymnasium
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Total Transactions
133
Average Price
S1.5M
Total Value
S199.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 124 URA transactions
Fair Value
S$1.29M
S$1,758 psf
Asking Price
S$4,200
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
124 comps
Nearest MRT
Serangoon
406m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
124 comparable transactions
S$1,955
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,758
Recent Comparable Transactions
10 shown · 124 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +32.6% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | LORONG LEW LIAN Floor 06-10 | 1,238sqft | S$2,885,000 | ▲S$2,331 +32.6% vs FV | 99 yrs lease commencing from 2016 |
Jul 2025 | LORONG LEW LIAN Floor 06-10 | 657sqft | S$1,322,000 | ▲S$2,013 +14.5% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 517sqft | S$950,888 | ▲S$1,840 +4.7% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 926sqft | S$1,815,000 | ▲S$1,961 +11.5% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 01-05 | 732sqft | S$1,490,000 | ▲S$2,036 +15.8% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$948,000 | ▲S$1,835 +4.4% vs FV | 99 yrs lease commencing from 2016 |
Jun 2025 | LORONG LEW LIAN Floor 06-10 | 915sqft | S$2,042,888 | ▲S$2,233 +27.0% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 517sqft | S$950,000 | ▲S$1,839 +4.6% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 06-10 | 1,281sqft | S$2,900,000 | ▲S$2,264 +28.8% vs FV | 99 yrs lease commencing from 2016 |
May 2025 | LORONG LEW LIAN Floor 01-05 | 990sqft | S$1,980,000 | ▲S$1,999 +13.7% vs FV | 99 yrs lease commencing from 2016 |
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+32.6% vs FV
LORONG LEW LIAN
Aug 2025 · Floor 06-10
+32.6% vs FV
LORONG LEW LIAN
Jul 2025 · Floor 06-10
+14.5% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+4.7% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+11.5% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 01-05
+15.8% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
+4.4% vs FV
LORONG LEW LIAN
Jun 2025 · Floor 06-10
+27.0% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
+4.6% vs FV
LORONG LEW LIAN
May 2025 · Floor 06-10
+28.8% vs FV
LORONG LEW LIAN
May 2025 · Floor 01-05
+13.7% 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.