403 Serangoon Avenue 1 550403, Upper Paya Lebar, North-east Region, Singapore
$780,000
A mere 3-minute sheltered stroll will lead you to the MRT station, while Nex is just a 5-minute walk away. Highlights of this Incredible Unit: 4 Bedrooms - 3 of its bedroom can fit KING SIZE BED comfortably Lift to Unit - 1 Lift Serves 2 Households only! Door to Door - Privacy Spacious Living Space - Can easily fit a L shape Sofa with 6 Seater Dining Table. Such layout is almost impossible in today's market. More important with the INTERCHANGE of Circle and North East MRT Line, you are basically 10min away from all the best food in the world and just 15min from the recreation in town area. Neighbourhood Amenities: - Serangoon MRT Station (1.3 km) - Woodleigh MRT Station (1.1 km) Don't miss out on this fantastic opportunity to own a spacious 4 bedroom HDB unit in the desirable Serangoon area. Contact +659339XXXX now to arrange a viewing!
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Total Transactions
9
Average Price
S1.7M
Total Value
S15.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$908,787
S$688 psf
Asking Price
S$780,000
S$591 psf
vs Market
-14.2%
vs Last Done
-21.4%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Serangoon
364m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$752
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$688
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 403 SERANGOON AVE 1 Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +9.3% vs FV | 99yr from 1988 |
May 2026 | Blk 403 SERANGOON AVE 1 Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +9.3% vs FV | 99yr from 1988 |
Blk 403 SERANGOON AVE 1
May 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 403 SERANGOON AVE 1
May 2026 · Floor 04 TO 06
+9.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Serangoon, with a remaining lease of 61 years, stands at an estimated value of $908,787 or $688 PSF. This valuation is characterized by a market signal indicating a Good Deal, reflecting a favorable 14.2% difference from the baseline. Such a discrepancy suggests that the property is competitively priced within the current market landscape, particularly when considering the location's historical performance and demand trends.
However, it is critical to note the Model Confidence rating, which is categorized as Low. This rating stems from the reliance on a limited dataset, specifically based on just one recent HDB resale transaction in the vicinity. Consequently, while the property appears to present an attractive investment opportunity, potential buyers should approach with caution. The lease duration of 61 years is also a significant factor, as it may influence future resale potential and buyer sentiment, particularly in a market where leasehold properties are increasingly scrutinized for longevity and value retention.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.