53 Upper Serangoon View 534019, Kangkar, North-east Region, Singapore
$1,130,000
Sleek Minimalist Home in HERON BAY A stylish 2-bedroom residence featuring a clean, minimalistic aesthetic and efficient layout. Thoughtful use of space includes a bomb shelter repurposed as practical storage, keeping the home clutter-free and ready to move in. - For Sale: HERON BAY - Price: $1,150,000 - Size: 775 sq ft - Bedrooms: 2 - Design: Minimalistic finish - Storage: Bomb shelter as dedicated storage Nearby Schools: - Serangoon Secondary School (0.25 km) - PCF Sparkletots @ Bedok Reservoir Punggol Blk 475C (Ds) (0.43 km) - Little Shepherds' Schoolhouse @ Church Of The Nativity (0.71 km) - North Vista Secondary School (0.74 km) - CHIJ Our Lady of the Nativity (0.76 km) - PCF Sparkletots @ Ang Mo Kio-Hougang Blk 452 (Ds) (0.86 km) - PCF Sparkletots @ Bedok Reservoir Punggol Blk 414 (Ds) (0.87 km) - Holy Innocents' High School (0.97 km) MRT/LRT: - Kangkar (0.88 km) Don’t miss this well-presented home. Contact RION ONG at 9836XXXX to arrange your exclusive viewing today.
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Total Transactions
227
Average Price
S1.4M
Total Value
S312.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 171 URA transactions
Fair Value
S$1.10M
S$1,418 psf
Asking Price
S$1.13M
S$1,458 psf
vs Market
+2.8%
vs Last Done
-2.3%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
171 comps
Nearest MRT
Hougang
1362m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
171 comparable transactions
S$1,242
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,418
Recent Comparable Transactions
10 shown · 171 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,507sqft | S$2,250,000 | ▲S$1,493 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,389sqft | S$1,930,000 | ▼S$1,390 -2.0% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,389sqft | S$1,925,000 | ▼S$1,386 -2.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,033sqft | S$1,370,000 | ▼S$1,326 -6.5% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 16-20 | 1,227sqft | S$1,628,000 | ▼S$1,327 -6.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,380,000 | ▼S$1,350 -4.8% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 915sqft | S$1,100,000 | ▼S$1,202 -15.2% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,023sqft | S$1,400,000 | ▼S$1,369 -3.5% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,033sqft | S$1,380,000 | ▼S$1,335 -5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | UPPER SERANGOON VIEW Floor 06-10 | 1,389sqft | S$1,905,888 | ▼S$1,373 -3.2% vs FV | 99 yrs lease commencing from 2012 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+5.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
-2.0% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 11-15
-2.3% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 06-10
-6.5% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 16-20
-6.4% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-4.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
-15.2% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
-3.5% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 11-15
-5.9% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 06-10
-3.2% 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.