5 Lorong How Sun 536562, Upper Paya Lebar, North-east Region, Singapore
$1,500,000
DOORSTEP MRT & ELITE SCHOOLS Ideal for investors or own stay, call to view now | Rare 797sqft 2BR/2BA @ Bartley Residences Why This Unit? If you’re tired of "shoe-box" 2-bedders where the kitchen is in the hallway, this is the home for you. At 797 sqft, this unit offers a functional, efficient layout that doesn't compromise on space or privacy. Unit Highlights: True 2-Bedroom, 2-Bathroom: No more sharing bathrooms with guests; the Master and Common rooms are generously sized. Enclosed Kitchen: Perfect for those who actually enjoy cooking without the grease traveling to the sofa. Utility/Bomb Shelter: The ultimate storage solution or a "hidden" pantry that every Singaporean home needs. Bright & Airy: Designed with cross-ventilation in mind, keeping the unit cool throughout the day. Well-Maintained: Move-in ready condition—save on heavy renovation costs. Unbeatable Connectivity: 1-Min Walk to Bartley MRT (CC12): It is practically at your doorstep. Be at Serangoon (NEX) in 1 stop, or Paya Lebar Quarter in 3 stops. Direct Access: Seamlessly connected to the Circle Line, making your commute to the CBD or One-North a breeze. Road Connectivity: Quick access to PIE, CTE, and KPE for the drivers. The "Parent’s Choice" Location: Located within the coveted 1km radius of: Maris Stella High School (Primary & Secondary) Paya Lebar Methodist Girls' School (Primary) Also near Cedar Primary and Stamford American International School. Resort-Style Facilities: Enjoy a full suite of facilities including a 50m lap pool, a unique aqua-dining pavilion, a well-equipped gym, and a tennis court—all set within a lush, serene environment that feels worlds away from the city hustle
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
210
Average Price
S1.4M
Total Value
S303.7M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 180 URA transactions
Fair Value
S$1.16M
S$1,458 psf
Asking Price
S$1.50M
S$1,882 psf
vs Market
+29.1%
vs Last Done
+22.6%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Bartley
212m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,689
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,458
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 01-05 | 1,098sqft | S$1,851,888 | ▲S$1,687 +15.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 904sqft | S$1,620,000 | ▲S$1,792 +22.9% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 904sqft | S$1,681,888 | ▲S$1,860 +27.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 16-20 | 872sqft | S$1,610,000 | ▲S$1,847 +26.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 11-15 | 1,163sqft | S$2,280,000 | ▲S$1,961 +34.5% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 797sqft | S$1,430,000 | ▲S$1,795 +23.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 797sqft | S$1,420,000 | ▲S$1,783 +22.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 11-15 | 797sqft | S$1,450,000 | ▲S$1,820 +24.8% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 06-10 | 463sqft | S$828,000 | ▲S$1,789 +22.7% vs FV | 99 yrs lease commencing from 2011 |
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 01-05
+15.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+22.9% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+27.6% vs FV
LORONG HOW SUN
Jul 2025 · Floor 16-20
+26.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 11-15
+34.5% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+23.1% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+22.3% vs FV
LORONG HOW SUN
Jun 2025 · Floor 11-15
+24.8% vs FV
LORONG HOW SUN
Jun 2025 · Floor 06-10
+22.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.