6 Lorong Lew Lian 531006, Upper Paya Lebar, North-east Region, Singapore
$3,500 /month
Corner unit (2 units door to door) 4NG unit for rent in May26. *well maintained unit *unblock view *for low floor lovers Key features ☺︎ Original condition ☺︎ Well-kept unit condition ☺︎ Efficient layout ☺︎ Corner unit ☺︎ Great ventilation ☺︎ Greenery view ☺︎ Close to MRT ☺︎ Convenient location Nearby amenities ⭑ Nearby MRTs • 7-8 mins walk to Serangoon MRT ⭑ Nearby Bus stops • Blk 426 (226 m) - 4 mins walk • St. Gabriel's Secondary School (252 m) - 4 mins walk • Paya Lebar Camp (270 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (235 m) - 4 mins walk • Prime Supermarket (368 m) - 6 mins walk • Cold Storage @ NEX (492 m) - 7 mins walk ⭑ Nearby Schools • Brilliant Tots @ Serangoon (242 m) - 4 mins walk • Braddell Heights Education Centre (276 m) - 4 mins walk • St. Gabriel's Secondary School (320 m) - 5 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Lorong Ong Lye Interim Park (260 m) - 4 mins walk • Interim Park - Upper Serangoon Road (339 m) - 5 mins walk • Community Garden (361 m) - 5 mins walk • 7 more parks within 1 km Welcome to whatapp/SMS (Luis) Oh from 99.co @ +658298XXXX to arrange for a viewing
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.9M
Calculating fair value from URA transaction data…


License: L3008899K
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Estimated sale value based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$463,367
S$440 psf
Asking Price
S$3,500
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Serangoon
426m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$586
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$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 6 LOR LEW LIAN Floor 04 TO 06 | 1,055sqft | S$615,000 | ▲S$583 +32.5% vs FV | 99yr from 1978 |
Aug 2025 | Blk 6 LOR LEW LIAN Floor 04 TO 06 | 1,055sqft | S$615,000 | ▲S$583 +32.5% vs FV | 99yr from 1978 |
Aug 2025 | Blk 7 LOR LEW LIAN Floor 10 TO 12 | 1,055sqft | S$668,000 | ▲S$633 +43.9% vs FV | 99yr from 1978 |
Aug 2024 | Blk 7 LOR LEW LIAN Floor 07 TO 09 | 1,055sqft | S$572,000 | ▲S$542 +23.2% vs FV | 99yr from 1978 |
Blk 6 LOR LEW LIAN
Aug 2025 · Floor 04 TO 06
+32.5% vs FV
Blk 6 LOR LEW LIAN
Aug 2025 · Floor 04 TO 06
+32.5% vs FV
Blk 7 LOR LEW LIAN
Aug 2025 · Floor 10 TO 12
+43.9% vs FV
Blk 7 LOR LEW LIAN
Aug 2024 · Floor 07 TO 09
+23.2% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB flat in Serangoon, with a remaining lease of 50 years, stands at an estimated value of $463,367 or $440 per square foot. This figure reflects a market price that is consistent with the baseline, indicating a stable demand in the area. Despite the flat's adequate valuation, the low model confidence suggests that fluctuations in the market could significantly impact future valuations. Such uncertainty is often attributed to the remaining lease period, which may deter certain buyers who typically prefer properties with longer leases.
Analyzing the surrounding market dynamics, the valuation is based on three recent HDB resale transactions in close proximity. These comparable sales provide a foundation for understanding the pricing trends within Serangoon. However, potential buyers should be conscious of the implications of the 50-year lease remaining, as it may influence both resale potential and market desirability. As the market continues to evolve, stakeholders should remain vigilant regarding external factors that could sway buyer sentiment and, consequently, property values in this vibrant yet competitive segment of Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.