Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$9,500,000
⭐ Call Botak Roy @ 8.7.0.0.6.6.6.1 for Exclusive Viewing PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ⭐️ D19 ⭐️ 8.7.0.0.6.6.6.1 New 2.5 Sty + Basement Semi-D @ Tai Yuan Garden ➡️ Tenure: Freehold ➡️ Land: 3884 sqft ➡️ Build: 8000 sqft approx. ➡️ Facing: Northwest ➡️ Rooms: 6+0+1 ➡️ Bath: 7 ❤️ Nestled in a serene landed enclave, this exquisite pair of semi-detached home offers a perfect blend of luxury and comfort. ❤️ The residence boasts a stunning architectural design, featuring sleek, clean lines and expansive windows that flood the interiors with natural light. ❤️ The open floor plan seamlessly integrates the living, dining, and kitchen areas, creating an inviting space for entertaining and family gatherings. ❤️ The kitchen is a chef’s dream, equipped with modern appliances, custom cabinetry, and elegant stone countertops. ❤️ Upstairs, the bedrooms serve as expansive retreats, each featuring ample closet space and its own luxurious bathroom. ❤️ Outdoors, a beautifully landscaped garden and a private patio provide an idyllic setting for relaxation and outdoor dining. ❤️ This stunning home combines functionality with aesthetic allure, making it a perfect choice for those who seek a stylish yet comfortable living environment. ❤️ Just 3mins drive to Serangoon Nex, the largest mall in North-East region and one of the largest suburban malls in Singapore, integrated with the air-conditioned Serangoon Bus Interchange and Serangoon MRT station. ❤️ Call us for more details now! ⭐ Call Botak Roy @ 8.7.0.0.6.6.6.1 for Exclusive Viewing
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Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 117 HDB resale transactions (data.gov.sg)
Fair Value
S$3.93M
S$491 psf
Asking Price
S$9.50M
S$2,446 psf
vs Market
+141.7%
vs Last Done
+269.5%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
117 comps
Nearest MRT
Lorong Chuan
1022m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
117 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
10 shown · 117 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +34.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +34.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +50.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +59.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +66.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +54.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +12.0% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +43.0% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +45.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +43.6% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+50.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.7% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+66.0% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+54.2% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+12.0% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+43.0% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+45.4% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+43.6% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's HDB market, the Executive HDB in Serangoon presents a compelling valuation of $3,931,116, translating to a significant $491 PSF. With a remaining lease of 52 years, this property is positioned above the market average, showcasing a remarkable 141.7% difference from the baseline valuation. This premium pricing reflects not only the intrinsic value of the property itself but also the robust demand dynamics in Serangoon, a locality known for its strategic connectivity and vibrant community amenities.
The model confidence in this valuation is rated as high, drawing from an extensive analysis of 117 recent HDB resale transactions within the vicinity. This substantial dataset underscores the prevailing market trends, highlighting a sustained interest in HDB properties in the area. The current valuation suggests an entrenched desirability, driven by factors such as proximity to key transport nodes, educational institutions, and a diverse array of lifestyle offerings. As such, the Serangoon Executive HDB stands as a prime example of how location and lease longevity can significantly influence property valuation amidst Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.