Simon Lane, Kovan, North-east Region, Singapore
$6,500,000
LOCATION • Approx 10-15 minutes walk to Kovan MRT • Close to Heartland Mall, supermarkets, eateries & cafes • Easy access to major roads & expressways • Located in a quiet and exclusive landed enclave HIGHLIGHTS • Newly Built 3.5 Storey Terrace + Mezzanine • Approx 1,600 sqft land | 5,110 sqft build-up • 6 bedrooms – ALL ensuite (ultimate privacy for every family member) • Helper’s room + household shelter • Equipped with private home lift (serves all levels) • Designed for luxury, comfort & multi-generational living WELL-PLANNED LAYOUT L1 • Car porch • Spacious living & dining area • Dry & wet kitchen layout • Household shelter • Bathroom • Helper’s room + yard L2 • Huge balcony (perfect for outdoor relaxation) • Luxurious master bedroom ensuite (his & hers sink) • Ensuite Bedroom 2 L3 • Ensuite Bedroom 3 • Ensuite Bedroom 4 L3 Mezzanine • Ensuite Bedroom 5 Attic • Ensuite Bedroom 6 • Huge balcony + family area (entertainment / lounge space) SUMMARY • Every bedroom comes with its own ensuite bathroom • Multiple living zones across levels — good privacy • Bright, airy interiors with excellent natural light • Modern architecture with premium finishes • Lift-equipped for long-term convenience & accessibility • WALK TO KOVAN MRT & AMENITIES! This home is almost move-in ready. Call Marianne Terng 8042XXXX for a private viewing now!
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Total Transactions
5
Average Price
S3.6M
Total Value
S18.2M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 117 HDB resale transactions (data.gov.sg)
Fair Value
S$3.73M
S$729 psf
Asking Price
S$6.50M
S$4,062 psf
vs Market
+74.4%
vs Last Done
+513.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
117 comps
Nearest MRT
Kovan
460m away · +5% premium
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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$729
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 -9.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.2% 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 +1.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.2% 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 +7.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -24.6% 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 -3.7% 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 -2.1% 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 -3.3% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.5% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.8% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-24.6% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.7% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
-2.1% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-3.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $3,726,663, translating to a price per square foot (PSF) of $729. This valuation is indicative of the current market dynamics within the HDB sector, particularly in a region that has demonstrated significant appreciation. The assessed value is notably above the market baseline, exhibiting a remarkable 74.4% difference, which underscores the premium nature of this property.
Our analysis, grounded in a robust dataset of 117 recent HDB resale transactions in the vicinity, reflects a high model confidence in these figures. The elevated valuation can be attributed to several factors, including the desirability of Serangoon as a residential hub, characterized by its strategic location, accessibility to amenities, and the quality of life it offers. As the market continues to evolve, properties with extended leases such as this Executive HDB are likely to attract discerning buyers, further reinforcing the narrative of sustained demand and value appreciation in this segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.