Paya Lebar Crescent, Tai Seng, North-east Region, Singapore
$7,420,000
Two-storey semi-detached 4-bedroom home on a regular freehold plot 4,300 sqft (9.1m x 43.5m). Spacious car porch accommodates up to five cars. The long rectangular land offers excellent potential for redevelopment into a larger multigenerational home. Location has strong future upside with the transformation of Paya Lebar Air Base from 2030. By Car → 5min drive to Tai Seng Business District → 6min to KPE entrance → 8min to Nex / Serangoon MRT → 8min to CTE entrance → 10min to PIE entrance → 15min to Orchard Road → 17min to Raffles Place → 20min to Changi Airport Nearby MRT → Bartley (circle line) → Serangoon (NEL / circle line) Nearby malls → Kensington Square → Nex → 18 Taiseng → Breadtalk iHQ Childcare centres nearby 1. Our Children's House International Childcare Centre 2. BrilliantTOTS @ Kensington 3. Little Olive Tree (Bethany) 4. TPBC Kindergarten Primary Schools within 1km 1. Marist Stella High School 2. Paya Lebar Methodist Girls School Primary Schools within 1-2km 1. Cedar Primary School 2. Xinghua Primary School 3. Yangzheng Primary School 4. Zhong Hua Primary School Nearby International Schools 1. Stamford American International School 2. Australian International School 3. DPS International School - Kovan 4. NPS international School
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Total Transactions
4
Average Price
S2.7M
Total Value
S10.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$1.84M
S$708 psf
Asking Price
S$7.42M
S$1,724 psf
vs Market
+302.3%
vs Last Done
+160.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Bartley
801m 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 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +6.1% vs FV | 99yr from 1989 |
May 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,604sqft | S$1,200,000 | ▲S$748 +5.6% vs FV | 99yr from 1989 |
Apr 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1989 |
Mar 2025 | Blk 418 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,099,000 | ▼S$699 -1.3% vs FV | 99yr from 1989 |
Sep 2024 | Blk 424 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,100,000 | ▼S$686 -3.1% vs FV | 99yr from 1989 |
Jun 2024 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▼S$636 -10.2% vs FV | 99yr from 1989 |
Jun 2024 | Blk 418 SERANGOON CTRL Floor 10 TO 12 | 1,604sqft | S$1,230,000 | ▲S$767 +8.3% 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 |
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 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+6.1% vs FV
Blk 424 SERANGOON CTRL
May 2025 · Floor 07 TO 09
+5.6% vs FV
Blk 424 SERANGOON CTRL
Apr 2025 · Floor 07 TO 09
+6.9% vs FV
Blk 418 SERANGOON CTRL
Mar 2025 · Floor 01 TO 03
-1.3% vs FV
Blk 424 SERANGOON CTRL
Sep 2024 · Floor 10 TO 12
-3.1% vs FV
Blk 424 SERANGOON CTRL
Jun 2024 · Floor 01 TO 03
-10.2% vs FV
Blk 418 SERANGOON CTRL
Jun 2024 · Floor 10 TO 12
+8.3% 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
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB Executive in Serangoon, estimated at $1,844,225 or $708 PSF, represents a significant divergence from baseline market expectations, with an impressive market signal reflecting a 302.3% premium. This elevated valuation is underpinned by the property’s remaining lease of 75 years, which is a crucial factor in the long-term investment potential and desirability of HDB flats in Singapore. The extended lease contributes to a robust sense of security for prospective buyers, particularly in a neighborhood renowned for its vibrant community and accessibility.
The model confidence for this valuation is classified as high, driven by an extensive analysis of 115 recent HDB resale transactions in the vicinity. This substantial data pool not only validates the price point but also reflects the prevailing demand dynamics within Serangoon. Buyers are increasingly drawn to properties that offer both spacious living and proximity to essential amenities, further propelling the market beyond traditional benchmarks. As we continue to monitor market trends, the performance of this property serves as a noteworthy indicator of the evolving landscape of HDB valuations in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.