2 Lorong Lew Lian 531002, Upper Paya Lebar, North-east Region, Singapore
$450,000
Discover a charming 3 Room apartment at Block 2 Lorong Lew Lian, located in a highly sought-after neighbourhood known for its excellent connectivity and everyday convenience. The home features a bright and breezy living environment, with a practical layout that maximises space for comfortable living. Natural light fills the living and dining areas, creating a warm and inviting atmosphere ideal for both relaxation and hosting family or friends. Strategically positioned near Serangoon MRT Interchange (North East Line and Circle Line), residents enjoy seamless connectivity to the rest of Singapore. Daily necessities are also well within reach with NEX Shopping Mall, supermarkets, eateries and neighbourhood amenities located just minutes away. Families will appreciate the proximity to several reputable schools in the area, making it a practical home choice for young families. Whether you are a first-time buyer, upgrader, or investor, this home offers a wonderful opportunity to own a property in a mature and well-connected estate. Property Highlights • Bright and well ventilated living spaces • Functional layout with comfortable living areas • Excellent connectivity via Serangoon MRT interchange • Close to NEX Shopping Mall and daily conveniences • Surrounded by food centres, supermarkets and amenities • Located in an established and vibrant neighbourhood A rare opportunity to secure a well located home with strong lifestyle convenience.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$326,039
S$473 psf
Asking Price
S$450,000
S$653 psf
vs Market
+38.0%
vs Last Done
+5.0%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Serangoon
251m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$631
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$473
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
May 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
Apr 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 689sqft | S$462,000 | ▲S$671 +41.9% vs FV | 99yr from 1978 |
Jan 2025 | Blk 3 LOR LEW LIAN Floor 10 TO 12 | 689sqft | S$450,000 | ▲S$653 +38.1% vs FV | 99yr from 1978 |
May 2024 | Blk 3 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$398,000 | ▲S$578 +22.2% vs FV | 99yr from 1978 |
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
Apr 2025 · Floor 13 TO 15
+41.9% vs FV
Blk 3 LOR LEW LIAN
Jan 2025 · Floor 10 TO 12
+38.1% vs FV
Blk 3 LOR LEW LIAN
May 2024 · Floor 04 TO 06
+22.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Serangoon, estimated at $326,039 or $473 PSF, presents a compelling yet complex picture of the current market dynamics. With a remaining lease of 50 years, this property sits at a critical juncture, balancing between the inherent value of the location and the declining lease tenure, which can significantly impact buyer sentiment and long-term investment viability. The valuation reflects a notable 38% premium above the baseline market value, indicating strong demand for properties in this area despite the relatively shorter lease.
However, the model confidence associated with this valuation is classified as low, suggesting a degree of uncertainty influenced by the limited data pool, which is drawn from just four recent HDB resale transactions in the vicinity. This low confidence level underscores the necessity for potential buyers and investors to approach the market with caution, particularly when considering the implications of lease decay on future resale potential. As the Serangoon area continues to evolve, monitoring key indicators and trends will be essential for informed decision-making in this premium segment of the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.