53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$2,500 /month
Heron Bay Studio Apartment Landlord is renting out one side of their dual key unit, a studio apartment to tenants. Just like living in a hotel suite, you get your own unit as seen in the floor plan. ✔️ Kitchenette ✔️ Balcony ✔️ Bathroom ✔️ A Shared foyer entrance with landlord * High level, well maintained unit! Heron Bay studio apartment for rent ✔️ Flexible lease term (minimum of 3 months) ✔️ High floor unit ✔️ Well-maintained Condition ✔️ Move-in from Mid to End August Call Carolyn @ 9899XXXX for a flexible viewing arrangement now!
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…
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Estimated sale value based on 1115 URA transactions · 1 outliers removed (IQR)
Fair Value
S$282,219
S$941 psf
Asking Price
S$2,500
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.4%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
1115 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1115 comparable transactions
S$1,276
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
+5%
Adjusted Fair Value PSF
S$941
Recent Comparable Transactions
10 shown · 1115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +58.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +58.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +12.8% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +58.1% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 861sqft | S$1,205,000 | ▲S$1,399 +48.7% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 474sqft | S$705,000 | ▲S$1,489 +58.2% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 01-05 | 484sqft | S$721,000 | ▲S$1,489 +58.2% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,109sqft | S$1,570,000 | ▲S$1,416 +50.5% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER SERANGOON VIEW Floor 11-15 | 678sqft | S$1,008,000 | ▲S$1,486 +57.9% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | HOUGANG AVENUE 7 Floor 01-05 | 1,507sqft | S$1,630,000 | ▲S$1,082 +15.0% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,464sqft | S$2,150,000 | ▲S$1,469 +56.1% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+58.7% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+58.7% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+12.8% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+58.1% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+48.7% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+58.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 01-05
+58.2% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+50.5% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 11-15
+57.9% vs FV
HOUGANG AVENUE 7
Aug 2025 · Floor 01-05
+15.0% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 06-10
+56.1% 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.