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…
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Automated Valuation based on 70 URA transactions · 2 outliers removed (IQR)
Fair Value
S$5.80M
S$2,227 psf
Asking Price
S$7.42M
S$1,724 psf
vs Market
+27.9%
vs Last Done
-26.5%
Tenure
Freehold
No lease decay
Confidence
High
70 comps
Nearest MRT
Bartley
801m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
70 comparable transactions
S$1,560
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,227
Recent Comparable Transactions
10 shown · 70 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▲S$2,344 +5.3% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▲S$2,344 +5.3% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +5.2% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +5.2% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +5.2% vs FV | Freehold |
May 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$2,730,000 | ▼S$1,707 -23.3% vs FV | Freehold |
Dec 2024 | PAYA LEBAR CRESCENT Floor - | 5,824sqft | S$5,780,000 | ▼S$992 -55.5% vs FV | Freehold |
Dec 2024 | PAYA LEBAR CRESCENT Floor - | 5,824sqft | S$5,780,000 | ▼S$992 -55.5% vs FV | Freehold |
Dec 2024 | PAYA LEBAR CRESCENT Floor - | 5,824sqft | S$5,780,000 | ▼S$992 -55.5% vs FV | Freehold |
Oct 2024 | JALAN LOKAM Floor - | 1,941sqft | S$3,560,000 | ▼S$1,834 -17.6% vs FV | Freehold |
Oct 2024 | JALAN LOKAM Floor - | 1,941sqft | S$3,560,000 | ▼S$1,834 -17.6% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
+5.3% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
+5.3% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+5.2% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+5.2% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+5.2% vs FV
UPPER PAYA LEBAR ROAD
May 2025 · Floor -
-23.3% vs FV
PAYA LEBAR CRESCENT
Dec 2024 · Floor -
-55.5% vs FV
PAYA LEBAR CRESCENT
Dec 2024 · Floor -
-55.5% vs FV
PAYA LEBAR CRESCENT
Dec 2024 · Floor -
-55.5% vs FV
JALAN LOKAM
Oct 2024 · Floor -
-17.6% vs FV
JALAN LOKAM
Oct 2024 · Floor -
-17.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.