Simon Lane, Kovan, North-east Region, Singapore
$6,500,000
Brand New 3.5 Storey Inter-Terrace with Private Lift & Mezzanine in Prime District 19 – Just Bring Your Luggage Will Do! ⸻ Property Highlights • Land Size: Approx. 1,600 sqft • Built-Up Area: Approx. 5,100 sqft • Bedrooms: 6 • Bathrooms: 7 • Frontage: ~6.1m | Depth: ~24m • Main Door Facing: South East • Parking: Park 2 car inside; ample space for more outside • Tenure: Freehold ⸻ Layout Overview 1st Storey: • Living & dining area • Wet & dry kitchen • Helper’s room • Bathroom • Yard 1st Storey Mezzanine: • Bedroom 1 en-suite 2nd Storey: • Master bedroom 1 en-suite with balcony 2nd Storey Mezzanine: • Bedroom 2 en-suite 3rd Storey: • Master bedroom 2 en-suite 3rd Storey Mezzanine: • Bedroom 3 en-suite Attic Storey: • Bedroom 4 en-suite with balcony • Family area ⸻ Nearby Amenities Primary Schools within 1km: • Holy Innocents’ Primary School • Xinghua Primary School • Xinmin Primary School MRT Stations Nearby: • Kovan MRT (NE13, North East Line) ⸻ Contact Mak Hui Lyn at 9834.3123 for an exclusive viewing today! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing.
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Total Transactions
5
Average Price
S3.6M
Total Value
S18.2M
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$3.72M
S$729 psf
Asking Price
S$6.50M
S$4,062 psf
vs Market
+74.9%
vs Last Done
+513.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
460m away · +5% 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$729
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 -9.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -9.2% 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 +1.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -16.2% 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 +7.5% 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 -11.1% 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 -12.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +11.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +3.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -24.6% 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 -3.7% vs FV | 99yr from 1997 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-16.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-11.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-12.5% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+11.8% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-24.6% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $3,716,769, translating to $729 PSF. This figure not only reflects the intrinsic value of the property but also signals a robust market position, as it is assessed to be above market by 74.9% compared to the baseline. Such a substantial premium indicates a heightened demand for HDB units in this neighbourhood, driven by Serangoon's strategic location, accessibility, and the overall desirability of the area among potential homebuyers.
The model confidence for this valuation is classified as high, supported by a comprehensive analysis of 115 recent HDB resale transactions in the vicinity. This data not only reinforces the credibility of the assessed value but also highlights the competitive landscape of the HDB market in Serangoon. As the remaining lease of 75 years is well within the acceptable range for many buyers, the property’s valuation reflects a strong alignment with current market trends and the ongoing evolution of the residential sector in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.