226a Sumang Lane 821226, Matilda, North-east Region, Singapore
$790,000
Beautifully configured 114 sqm 5-room Premium Apartment Home perfect for Upgraders & Multi-Generational Living * Corner unit for privacy * Offers exceptional space and flexibility * Thoughtful layout and lifestyle-ready features * Functional living area with a designated study zone, which can be enclosed for a study room or home office * Clever interior design combining master bedroom and a common bedroom, resulting in a grand master suite complete with an enclosable dedicated home office * Immaculate condition, ready to move in * Located on a comfortable mid-floor * Enjoys a serene inner garden facing, good distance from neighbouring blocks * Peaceful and quiet environment * Directly connected to 2 levels of basement carpark Centrally located with amenities at your doorstep * 2 24-hour Sheng Siong supermarkets in the vicinity * Amenities, eateries, and retail options in the surrounding * Close to 30 pre-schools and childcare centres with E-Bridge Pre-school just downstairs * Primary Schools within 1 km: - Punggol Green Primary School - Valour Primary School - Springdale Primary School * Served by multiple bus services and Soo Teck LRT station (548m) * Easy access to major expressways like TPE and KPE Priced to sell * Rare opportunity to own a well-designed, spacious home in a highly convenient and family-friendly location * No ethnic quota. All races eligible Contact Gin @ 9.1.4.6.1.2.9.6 to secure a viewing slot now.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 143 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$807,592
S$658 psf
Asking Price
S$790,000
S$644 psf
vs Market
-2.2%
vs Last Done
+3.9%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
143 comps
Nearest MRT
Punggol
1070m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
143 comparable transactions
S$627
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$658
Recent Comparable Transactions
10 shown · 143 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -5.8% vs FV | 99yr from 1998 |
Apr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -5.8% vs FV | 99yr from 1998 |
Mar 2026 | Blk 205 SERANGOON CTRL Floor 01 TO 03 | 1,313sqft | S$925,000 | ▲S$704 +7.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 135 SERANGOON NTH AVE 2 Floor 07 TO 09 | 1,302sqft | S$770,000 | ▼S$591 -10.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -5.9% vs FV | 99yr from 1998 |
Feb 2026 | Blk 402 SERANGOON AVE 1 Floor 04 TO 06 | 1,324sqft | S$952,000 | ▲S$719 +9.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 409 SERANGOON CTRL Floor 10 TO 12 | 1,302sqft | S$1,010,000 | ▲S$775 +17.8% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 01 TO 03 | 1,302sqft | S$1,050,000 | ▲S$806 +22.5% vs FV | 99yr from 1989 |
Feb 2026 | Blk 422 SERANGOON CTRL Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +14.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 256 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$980,000 | ▲S$792 +20.4% vs FV | 99yr from 1999 |
Feb 2026 | Blk 257 SERANGOON CTRL DR Floor 10 TO 12 | 1,238sqft | S$1,000,000 | ▲S$808 +22.8% vs FV | 99yr from 1999 |
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-5.8% vs FV
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-5.8% vs FV
Blk 205 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+7.0% vs FV
Blk 135 SERANGOON NTH AVE 2
Mar 2026 · Floor 07 TO 09
-10.2% vs FV
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-5.9% vs FV
Blk 402 SERANGOON AVE 1
Feb 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 409 SERANGOON CTRL
Feb 2026 · Floor 10 TO 12
+17.8% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 01 TO 03
+22.5% vs FV
Blk 422 SERANGOON CTRL
Feb 2026 · Floor 04 TO 06
+14.3% vs FV
Blk 256 SERANGOON CTRL DR
Feb 2026 · Floor 04 TO 06
+20.4% vs FV
Blk 257 SERANGOON CTRL DR
Feb 2026 · Floor 10 TO 12
+22.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Serangoon, with a remaining lease of 91 years, reflects a robust market position, standing at an estimated value of $807,592 or $658 PSF. This valuation is not only indicative of the property’s intrinsic worth but also highlights its appeal within a competitive market landscape. With a market price showing a modest 2.2% difference from the baseline, this signals a stable demand for properties in the Serangoon area, reinforcing its desirability among potential buyers.
Our analysis is grounded in a comprehensive review of 143 recent HDB resale transactions within the vicinity, providing a strong data foundation that enhances model confidence. The high confidence level underscores the reliability of the valuation, suggesting that the property is well-positioned to attract interest from both investors and homeowners alike. Given the substantial remaining lease, prospective buyers can benefit from the long-term security that this property offers, making it a compelling option in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.