Situated on a high floor, this home enjoys excellent natural light and superb cross ventilation, creating a bright, airy, and comfortable living environment throughout the day — with the added advantage of no harsh west sun. The unit is in tip-top, move-in condition, meticulously maintained and perfect for families looking for a hassle-free transition. Thoughtfully designed, it comes with a yard area and home shelter, providing added practicality and storage — a feature not commonly found in newer layouts. ✨ Key Highlights: + Spacious 3-bedroom, 1,108 sqft + High floor with bright & windy environment + overlooking river and greenery views + No west sun + Excellent move-in condition + Functional layout + yard & home shelter + Rare layout — hard to find +Supermarket & coffeeshop right at doorstep + Resort-style lifestyle living + 2 tennis courts A perfect home for families, young couple who value space, convenience, and a resort-like living environment. contact for viewing 9.8.5.8.4.8.0.7 Li Zhen Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • After Sengkang East Avenue (88 m) - 2 mins walk • Before Sengkang East Avenue (99 m) - 2 mins walk • Before Blk 471B (231 m) - 4 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • FairPrice - Serangoon View (118 m) - 2 mins walk • FairPrice Upper Serangoon View (126 m) - 2 mins walk • Fortune Supermarket Pte Ltd (373 m) - 6 mins walk ⭑ Nearby Schools • North Vista Secondary School (535 m) - 2 mins drive • My First Skool at Blk 101 Rivervale Walk (644 m) - 3 mins drive • Little Shepherds’ Schoolhouse (701 m) - 4 mins drive • 6 more schools within 1 km ⭑ Nearby Parks • Kangkar Green (165 m) - 3 mins walk • Dog Run @ Punggol Park (270 m) - 4 mins walk • Buangkok Forest (432 m) - 6 mins walk • 6 more parks within 1 km Please call Lizhen property from 99.co @ +659858XXXX to arrange for a viewing.
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Total Transactions
257
Average Price
S1.2M
Total Value
S319.1M
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 228 URA transactions
Fair Value
S$1.57M
S$1,414 psf
Asking Price
S$1.75M
S$1,579 psf
vs Market
+11.7%
vs Last Done
+6.1%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
228 comps
Nearest MRT
Buangkok
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
228 comparable transactions
S$1,328
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,414
Recent Comparable Transactions
10 shown · 228 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,109sqft | S$1,650,000 | ▲S$1,488 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 850sqft | S$1,210,000 | ▲S$1,423 +0.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 1,367sqft | S$2,100,000 | ▲S$1,536 +8.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 2,605sqft | S$2,588,888 | ▼S$994 -29.7% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 883sqft | S$1,285,000 | ▲S$1,456 +3.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 1,033sqft | S$1,620,000 | ▲S$1,568 +10.9% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 11-15 | 883sqft | S$1,288,888 | ▲S$1,460 +3.3% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,033sqft | S$1,600,000 | ▲S$1,548 +9.5% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 16-20 | 1,819sqft | S$2,000,000 | ▼S$1,099 -22.3% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | UPPER SERANGOON CRESCENT Floor 06-10 | 915sqft | S$1,300,000 | ▲S$1,421 +0.5% vs FV | 99 yrs lease commencing from 2011 |
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 16-20
+0.6% vs FV
UPPER SERANGOON CRESCENT
Jul 2025 · Floor 11-15
+8.6% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 16-20
-29.7% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+3.0% vs FV
UPPER SERANGOON CRESCENT
Jun 2025 · Floor 06-10
+10.9% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 11-15
+3.3% vs FV
UPPER SERANGOON CRESCENT
Apr 2025 · Floor 16-20
+9.5% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 16-20
-22.3% vs FV
UPPER SERANGOON CRESCENT
Mar 2025 · Floor 06-10
+0.5% 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.