Spacious 1BR with Efficient Layout! Low Floor Unit, Value Purchase! Well-Lit Balcony Faces East, Main Door Faces West Compact space that's bigger than your current 1BRs in the market, but WITHOUT the wasted space Comes with a good sized Balcony Spacious Master Bedroom Full Facilities Development Short walk to Punggol Park and Serangoon River Great balanced lifestyle Photos edited to declutter the unit for visualisation of sizing Contact me @+65 9815XXXX for an exclusive viewing today!
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Total Transactions
152
Average Price
S1.2M
Total Value
S175.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 134 URA transactions
Fair Value
S$870,823
S$1,396 psf
Asking Price
S$800,000
S$1,282 psf
vs Market
-8.1%
vs Last Done
-12.7%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
134 comps
Nearest MRT
Hougang
1276m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
134 comparable transactions
S$1,286
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,396
Recent Comparable Transactions
10 shown · 134 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,150,000 | ▲S$1,469 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,150,000 | ▲S$1,469 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON VIEW Floor 11-15 | 915sqft | S$1,308,000 | ▲S$1,430 +2.4% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,119sqft | S$1,525,000 | ▼S$1,362 -2.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,050,000 | ▲S$1,400 +0.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON VIEW Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +1.8% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,195sqft | S$1,490,000 | ▼S$1,247 -10.7% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 732sqft | S$1,080,000 | ▲S$1,476 +5.7% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON VIEW Floor 11-15 | 915sqft | S$1,200,000 | ▼S$1,312 -6.0% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 624sqft | S$800,000 | ▼S$1,281 -8.2% vs FV | 99 yrs lease commencing from 2011 |
Feb 2025 | UPPER SERANGOON VIEW Floor 01-05 | 732sqft | S$998,000 | ▼S$1,363 -2.4% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 11-15
+2.4% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
-2.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+0.3% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 06-10
+1.8% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 01-05
-10.7% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
+5.7% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 11-15
-6.0% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
-8.2% vs FV
UPPER SERANGOON VIEW
Feb 2025 · Floor 01-05
-2.4% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.