475b Upper Serangoon Crescent 532475, Hougang East, North-east Region, Singapore
$800,000
RARE SPACIOUS 4 ROOM FLAT WITH BALCONY Key Highlights * A Rare 4 Room HDB WITH BALCONY * High floor with good natural light and ventilation * Modern with Timeless design * Size : 990 sqft * all 3 bedroom are intact Amenities Within 2km MRT Stations * Nearby MRT Stations (within 2km) Supermarkets * NTUC FairPrice – approx. 500m * Sheng Siong Supermarket – approx. 800m Kindergartens * My First Skool – approx. 600m * PCF Sparkletots Preschool – approx. 700m Primary Schools * Nearby Primary Schools (within 1–2km) Secondary Schools * Nearby Secondary Schools (within 2km) International Schools * Nearby International Schools (within 2km) ======================================== Listed by Perry Siow – Advisory Associate Branch District Director PropNex Realty ======================================== ACTA‑certified with over 20 years of real estate experience, Perry consistently ranks among the top performers and has earned leadership titles such as Senior Vice President and Associate District Director * He has completed 43 transactions in just three years covering condos, HDB, landed homes and commercial properties across key Singapore districts * Widely respected for his professionalism and results-driven approach, Perry continues to lead and mentor within the PropNex network. Contact Perry Siow - 9*4*5*5*6*8*0*7 today for a professional consultation or viewing appointment – your trusted partner in achieving the best property outcome.
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$832,996
S$841 psf
Asking Price
S$800,000
S$808 psf
vs Market
-4.0%
vs Last Done
+8.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Hougang
992m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$786
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$841
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 475B UPP SERANGOON CRES Floor 04 TO 06 | 990sqft | S$738,000 | ▼S$745 -11.4% vs FV | 99yr from 2014 |
Sep 2025 | Blk 475B UPP SERANGOON CRES Floor 04 TO 06 | 990sqft | S$738,000 | ▼S$745 -11.4% vs FV | 99yr from 2014 |
Aug 2025 | Blk 475B UPP SERANGOON CRES Floor 16 TO 18 | 990sqft | S$818,000 | ▼S$826 -1.8% vs FV | 99yr from 2014 |
Blk 475B UPP SERANGOON CRES
Sep 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 475B UPP SERANGOON CRES
Sep 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 475B UPP SERANGOON CRES
Aug 2025 · Floor 16 TO 18
-1.8% vs FV
HELIOS AI Analysis
In the context of the current Hougang HDB market, the valuation of this 4-room unit at an estimated value of $832,996, equating to $841 PSF, presents a nuanced understanding of the regional dynamics at play. With a remaining lease of 87 years, this property holds a substantial tenure, appealing to buyers who prioritize long-term investment in Singapore’s robust housing landscape. However, the model confidence remains low, indicating potential volatility in market sentiment and pricing.
The property reflects a 4% difference from the baseline market price, suggesting a slight premium that may be indicative of unique property attributes or growing demand in the Hougang area. The analysis is further supported by two recent HDB resale transactions in the vicinity, yet the limited data points necessitate caution in interpreting these figures. As such, prospective buyers should consider both the remaining lease duration and the broader market signals when assessing the value of this property, particularly in a fluctuating economic environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.