16 Upper Serangoon Crescent 534028, Hougang East, North-east Region, Singapore
$4,200 /month
Riversails 3-Bedroom (1,066 sqft) – River-Facing Unit Unit Highlights ∙ 3 bedrooms, 1,066 sqft ∙ River-facing with scenic water views ∙ Bright, modern interiors Facilities ∙ Swimming pool & gym ∙ BBQ pits, playground ∙ 24-hour security ∙ Landscaped gardens Location & Connectivity ∙ Direct Park Connector access ∙ Riverside jogging/cycling paths ∙ Hougang & Kovan MRT nearby ∙ Excellent public transport links Education ∙ Primary & secondary schools within 1km ∙ International schools easily accessible Amenities ∙ Hougang Mall & Hougang Central ∙ NTUC FairPrice, wet markets ∙ Hawker centers, restaurants ∙ Clinics, banks, shops Lifestyle Benefits ∙ Tranquil riverside living ∙ Active outdoor lifestyle at doorstep ∙ Mature, family-friendly estate ∙ Perfect blend of nature & urban convenience Ideal For: Families, nature lovers, professionals seeking quality space and connectivity
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 223 URA transactions
Fair Value
S$1.05M
S$985 psf
Asking Price
S$4,200
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
223 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
223 comparable transactions
S$1,329
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
+2%
Adjusted Fair Value PSF
S$985
Recent Comparable Transactions
10 shown · 223 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 +51.1% 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 +51.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 850sqft | S$1,210,000 | ▲S$1,423 +44.5% 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 +55.9% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 2,605sqft | S$2,588,888 | ▲S$994 +0.9% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 883sqft | S$1,285,000 | ▲S$1,456 +47.8% 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 +59.2% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 883sqft | S$1,288,888 | ▲S$1,460 +48.2% 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 +57.2% 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 +11.6% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +44.3% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+51.1% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+51.1% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 16-20
+44.5% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 11-15
+55.9% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 16-20
+0.9% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+47.8% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+59.2% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 11-15
+48.2% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 16-20
+57.2% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 16-20
+11.6% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 06-10
+44.3% 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.