-Exclusive listing. -High floor with river view. -Spacious 2 plus study layout. -Comes with enclosed kitchen, yard area and bomb shelter. -Bright and windy. -Only 4 units per level. -Full condo facilities including tennis courts. There is a minimart within the condo. -CHIJ Our Lady of the Nativity, Holy Innocent’s Primary School and Punggol Primary School are within 1 km. 8 more primary schools are between 1 to 2 km. Please contact Luvianne Pang at 9005XXXX to arrange for viewing. Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Rio Vista (48 m) - 1 mins walk • Blk 350 (66 m) - 1 mins walk • Opposite Serangoon Secondary School (224 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Fortune Supermarket Pte Ltd (300 m) - 5 mins walk • H3S+ Provision Store (478 m) - 7 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • Hearts @ Work (285 m) - 4 mins walk • Star Learners @ Hougang (329 m) - 5 mins walk • CHIJ Our Lady of the Nativity (393 m) - 6 mins walk ⭑ Nearby Parks • Allotment Gardens @ Punggol Park (343 m) - 5 mins walk • Serangoon PCN (350 m) - 5 mins walk • Kangkar Green (459 m) - 7 mins walk • 6 more parks within 1 km
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
140
Average Price
S1.3M
Total Value
S187.3M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 121 URA transactions
Fair Value
S$1.06M
S$1,008 psf
Asking Price
S$1.45M
S$1,374 psf
vs Market
+36.4%
vs Last Done
+29.5%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
121 comps
Nearest MRT
Hougang
1031m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
121 comparable transactions
S$1,065
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,008
Recent Comparable Transactions
10 shown · 121 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +5.3% vs FV | 99 yrs lease commencing from 2001 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,153sqft | S$2,260,000 | ▲S$1,050 +4.2% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,450,000 | ▲S$1,161 +15.2% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,249sqft | S$1,542,000 | ▲S$1,235 +22.5% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,668sqft | S$1,800,000 | ▲S$1,079 +7.0% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,367sqft | S$1,430,000 | ▲S$1,046 +3.8% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,679sqft | S$1,780,000 | ▲S$1,060 +5.2% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,636sqft | S$1,720,000 | ▲S$1,051 +4.3% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,066sqft | S$1,100,000 | ▲S$1,032 +2.4% vs FV | 99 yrs lease commencing from 2001 |
Mar 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,460,000 | ▲S$1,169 +16.0% vs FV | 99 yrs lease commencing from 2001 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
+4.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
+15.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
+22.5% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 01-05
+7.0% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+3.8% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+5.2% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+4.3% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 11-15
+2.4% vs FV
UPPER SERANGOON VIEW
Mar 2025 · Floor 11-15
+16.0% 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.