Upper Serangoon Road, Lorong Ah Soo, North-east Region, Singapore
$7,999,999
Mins to Kovan MRT 3-Storey 999 years leasehold asking $15xx psf 6 Bedrooms Squarish and long Land shape Suitable for A&A Stunning 3-Storey Semi-Detached Home in Prime Kovan Enclave Nestled within the highly sought-after District 19 – Kovan landed estate, this beautifully designed 3-storey semi-detached residence offers an exceptional blend of space, comfort, and modern family living. Perfect for multi-generational households, this expansive home features 6 well-appointed bedrooms and thoughtfully planned living spaces across all levels. Property Highlights • Generous built-up area of approx. 5,995 sqft (est.) • Efficient layout with 6 spacious bedrooms & multiple bathrooms • Wide frontage with ample parking for 2–3 cars • Bright, airy interiors with excellent natural light Prime Location – Kovan Convenience Located in a tranquil yet well-connected neighbourhood, this home enjoys the best of both worlds: • Minutes’ walk/short drive to Kovan MRT (NEL) • Close proximity to Heartland Mall, Kovan Market & Food Centre, and supermarkets • Surrounded by reputable schools within 1km • Easy access to major roads and expressways Lifestyle & Living Set within a peaceful landed enclave, the property offers a serene residential environment while staying close to vibrant amenities. The spacious layout, multiple living zones, and generous bedroom count make it perfect for large families, multi-generation living, or those seeking a luxurious upgrade from condo living Artist impression has been added to help buyers visualise the potential of the unit* Disclaimer: Information on this listing shall not constitute any commitments or warranty of this property.All measurements stated are approximate and subject to final Isurvey
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Total Transactions
111
Average Price
S1.3M
Total Value
S146.9M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$4.37M
S$729 psf
Asking Price
S$8.00M
S$1,539 psf
vs Market
+83.0%
vs Last Done
+117.4%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
315m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 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 · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -2.9% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 -2.9% vs FV | 99yr from 1992 |
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 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$1,168,168 | ▲S$738 +1.2% 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 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.9% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-9.2% 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
+1.2% 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
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon, with a remaining lease of 93 years, has been estimated at $4,371,692, translating to a price per square foot (PSF) of $729. This valuation is notably positioned above the market, with an impressive 83% difference from the baseline. Such a significant premium indicates strong demand in the Serangoon area, which is characterized by its strategic location, excellent amenities, and vibrant community life.
The model confidence in this valuation is rated as high, stemming from an analysis of 116 recent HDB resale transactions in the vicinity. This robust dataset underpins the reliability of the valuation, suggesting that the property commands a competitive edge driven by both intrinsic factors—such as the remaining lease period—and extrinsic elements, including demographic trends and infrastructure developments in the area. Given the consistent upward trajectory in property values, this HDB Executive unit represents a compelling opportunity for discerning investors and homeowners alike, reflecting the dynamic nature of Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.