Simon Lane, Kovan, North-east Region, Singapore
$6,500,000
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Total Transactions
5
Average Price
S3.6M
Total Value
S18.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$3.73M
S$729 psf
Asking Price
S$6.50M
S$4,062 psf
vs Market
+74.4%
vs Last Done
+473.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
460m 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 in Serangoon reflects a robust market position, with an estimated value of $3,726,330 or $729 PSF. This valuation is noteworthy, as it stands significantly above the baseline market value by 74.4%, indicating a strong demand and perceived value in this desirable locale. The property benefits from a remaining lease of 75 years, which is relatively advantageous in the context of Singapore's HDB market, where remaining lease terms can significantly influence buyer sentiment and pricing dynamics.
The model confidence in this valuation is categorized as high, based on a comprehensive analysis of 116 recent HDB resale transactions within the vicinity. This robust dataset provides valuable insights into current market trends, highlighting the resilience of property values in Serangoon. Factors contributing to the elevated valuation may include the area’s strategic location, accessibility to amenities, and ongoing urban development initiatives that continue to enhance the appeal of the Serangoon region. As such, this HDB Executive not only represents a sound investment but also underscores broader market dynamics that favor sustained price growth in the segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.