470c Upper Serangoon Crescent 533470, Hougang East, North-east Region, Singapore
$950,000
Exclusive listing ~ ACT Now! Call/Whatsapp SHARON 9.2.3.8.9.9.9.8 to view today! Your Dream Home Awaits ~ Move-In Ready! ~ Breathtaking Greenery View : Enjoy lush, unblocked scenery from the entire unit ~ Spacious & Effcient Layout : Designed for Comfort and functionality ~ High Floor, Private & Windy : Privacy assured with no west sun and a bridge, airy ambiance ~ Well-Placed unit : away from lift lobby, with only one direct neighbour next door ~ Beautifully Renovated : Superbly maintained, ready for you to move in Wellness at Your Doorstep Punggol Park ~ Just a 5 min walk away, Perfect for quiet moments or quality family time Bungkok Sports Park ~Sports facilities and open spaces to keep you active Seamless Connectivity Buangkok MRT Station ~ Approx 1.0 km away Hougnag MRT Station ~ Approx 1.3 - 1.3 km away Commuting is a breeze, with easy access to major transport nodes School Nearby : PCF Sparkletots Preschool @ Blk 470C Agape Little Uni @ Blk 473D Punggol Primary North Vista Secondary School (1.4 km) Sengkang Secondary School (1.5 km) Shopping & Dining : Hougang Green Shopping Mall ~ A beloved local hub with a variety of food options & retails stores The Midtown & Hougang Mall ~ Additional shopping and dining choices just a short distance away FairPrice Rivervale Plaza & coffee shop ~ Conveniently located just across the road for daily essentials and local eats Convenience & Accessibility Sheltered walkway ~ Seamless weather-protected access to the block Ample Car parking
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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 5 HDB resale transactions (data.gov.sg)
Fair Value
S$863,597
S$717 psf
Asking Price
S$950,000
S$788 psf
vs Market
+10.0%
vs Last Done
+19.8%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Buangkok
1007m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$683
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$717
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 470C UPP SERANGOON CRES Floor 07 TO 09 | 1,216sqft | S$800,888 | ▼S$658 -8.2% vs FV | 99yr from 2015 |
Nov 2025 | Blk 470C UPP SERANGOON CRES Floor 07 TO 09 | 1,216sqft | S$800,888 | ▼S$658 -8.2% vs FV | 99yr from 2015 |
Aug 2025 | Blk 470C UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$869,000 | ▲S$721 +0.6% vs FV | 99yr from 2015 |
Mar 2025 | Blk 470C UPP SERANGOON CRES Floor 16 TO 18 | 1,216sqft | S$858,000 | ▼S$705 -1.7% vs FV | 99yr from 2015 |
Jul 2024 | Blk 470C UPP SERANGOON CRES Floor 04 TO 06 | 1,216sqft | S$780,000 | ▼S$641 -10.6% vs FV | 99yr from 2015 |
Jun 2024 | Blk 470C UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$828,000 | ▼S$687 -4.2% vs FV | 99yr from 2015 |
Blk 470C UPP SERANGOON CRES
Nov 2025 · Floor 07 TO 09
-8.2% vs FV
Blk 470C UPP SERANGOON CRES
Nov 2025 · Floor 07 TO 09
-8.2% vs FV
Blk 470C UPP SERANGOON CRES
Aug 2025 · Floor 13 TO 15
+0.6% vs FV
Blk 470C UPP SERANGOON CRES
Mar 2025 · Floor 16 TO 18
-1.7% vs FV
Blk 470C UPP SERANGOON CRES
Jul 2024 · Floor 04 TO 06
-10.6% vs FV
Blk 470C UPP SERANGOON CRES
Jun 2024 · Floor 13 TO 15
-4.2% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB 5-room unit in Hougang at an estimated value of $863,597 or $717 PSF indicates a strategic positioning above the market baseline by approximately 10%. This elevated valuation is reflective of the property’s enduring appeal within the Hougang precinct, renowned for its accessibility and community amenities. With a remaining lease of 87 years, this unit possesses a significant tenure that enhances its attractiveness to potential buyers seeking stability and long-term investment in the HDB sector.
Despite the positive market signal, it is crucial to note that the model confidence associated with this valuation is categorized as low, which suggests that external market fluctuations and local economic conditions may be influencing the resale dynamics. The analysis is based on five recent HDB transactions in the vicinity, indicating a competitive landscape. As the market continues to evolve, stakeholders should remain vigilant regarding any shifts in demand and supply, particularly in areas with rich amenities and infrastructural developments that could affect future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.