Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
A rare statement home in a quiet Serangoon landed enclave, this upcoming residence is thoughtfully designed with generous proportions, elegant finishes, and a striking double-volume living space. Clean architectural lines are complemented by lush greenery, delivering a refined yet inviting atmosphere. *Plot 1* Approx. 2,680 sqft land | 6,752 sqft built-up •6 ensuite bedrooms •Private lift to all levels •10m swimming pool •Parking for 3 cars •Freehold | North-facing Thoughtful Layout Level 1: Grand living & dining, wet & dry kitchen, powder room, poolside entertainment Level 2: 2 ensuite bedrooms + family area Level 3: 3 ensuite bedrooms + family area Attic: Private master suite with walk-in wardrobe *Plot 2* Approx. 2,800 sqft land | 8,227 sqft built-up •6 ensuite bedrooms •Basement carpark (up to 4 cars) •10m swimming pool •Freehold | North-facing Thoughtful Layout Basement: Spacious private carpark Level 1: Double-volume living & dining, powder room, wet & dry kitchen Level 2: 2 ensuite bedrooms Level 3: 3 ensuite bedrooms + family area Attic: Exclusive master suite with walk-in wardrobe Location Minutes to Serangoon MRT Interchange and NEX, with easy access to major expressways. Surrounded by reputable schools and everyday conveniences, yet tucked within a quiet residential pocket. Estimated TOP: End 2026 Contact Cheryl for viewing now! Serangoon garden, Bartley Road, Bidadari Park, Eden Grv Summerville, Woodleigh, Sunshine Terrace, Upper Serangoon, The Quinn, Gambia Walk, Jalan Labu Ayer, Jalan Labu Manis, Braddell Road, Daisy Road, St.Gabriel's, Maris Stella High School, How Sun Drive 一座坐落于实龙岗宁静优质洋房区的稀有地标之作,此全新项目以宽敞格局、精致用料与挑高双层客厅空间为设计核心。利落的现代建筑线条融合绿意点缀,营造出优雅而舒适的居住氛围。 地理位置 距离实龙岗地铁转换站及 NEX 购物中心仅数分钟路程,轻松连接各大高速公路。周边名校林立,生活配套完善,同时坐拥宁静私密的居住环境。 预计完工(TOP):2026年年底
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Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$4.78M
S$708 psf
Asking Price
S$8.40M
S$3,134 psf
vs Market
+75.7%
vs Last Done
+373.4%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Serangoon
518m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$661
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$708
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +4.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +10.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▼S$648 -8.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▼S$638 -9.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.1% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -22.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -0.8% vs FV | 99yr from 1997 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-8.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-9.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.1% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-22.3% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Serangoon presents a compelling case of premium positioning within the local real estate landscape. With an estimated value of $4,780,119 or $708 PSF, this property commands a market signal that is markedly above the baseline, reflecting a 75.7% difference from typical market rates. This substantial premium is indicative of a robust demand for executive HDB units, particularly in the Serangoon area, which is well-regarded for its accessibility and community amenities.
The remaining lease of 77 years adds a layer of security for potential buyers, as it falls within a desirable threshold for long-term investment. Our analysis is underpinned by a high model confidence level, drawing insights from 115 recent HDB resale transactions in the vicinity. This data-driven approach substantiates the valuation and highlights the property’s appeal as a viable asset in a competitive market. The dynamics of the HDB resale market in this region suggest a continued interest and potential for appreciation, positioning this executive flat as not just a home, but a strategic investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.