Quemoy Road, Upper Paya Lebar, North-east Region, Singapore
$1,200 /month
- Room 2 - No landlord - One pax only - Welcome any gender - Coliving unit - Visitors allowed but no overnight - Cooking allowed - Cleaning of common areas inclusive - Wifi and utilities inclusive - Utility bills capped at $350 per unit, balance to be split evenly among all rooms - Flexi lease term
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Total Transactions
2
Average Price
S3.3M
Total Value
S6.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$53,633
S$670 psf
Asking Price
S$1,200
S$15 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bartley
259m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$608
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$670
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -8.7% vs FV | 99yr from 1978 |
Aug 2025 | Blk 8 LOR LEW LIAN Floor 07 TO 09 | 474sqft | S$290,000 | ▼S$612 -8.7% vs FV | 99yr from 1978 |
May 2024 | Blk 8 LOR LEW LIAN Floor 10 TO 12 | 474sqft | S$286,000 | ▼S$604 -9.9% vs FV | 99yr from 1978 |
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 8 LOR LEW LIAN
Aug 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 8 LOR LEW LIAN
May 2024 · Floor 10 TO 12
-9.9% vs FV
HELIOS AI Analysis
The subject property, a 2-room HDB unit located in the vibrant Serangoon area, presents a current estimated value of $53,633, translating to a price per square foot (PSF) of $670. With a remaining lease of 75 years, this property is positioned within a relatively stable segment of the market, reflecting a market price that shows no deviation from the baseline. This stability indicates that current market conditions are balanced, with supply and demand aligning closely in this locality.
However, it is essential to note the low confidence level associated with this valuation, which stems from the limited dataset of only two recent HDB resale transactions in the vicinity. Such a narrow scope may not adequately capture the broader market dynamics or emerging trends that could influence property values in the near future. Investors and potential homeowners should remain vigilant, considering both macroeconomic factors and localized developments that may impact the long-term viability of this investment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.