Paya Lebar Crescent, Tai Seng, North-east Region, Singapore
$10,000,000
Unique T-shaped Plot for Bungalow, tear and rebuild. Good for rebuild. 40 yrs old 2 storey bungalow. High-ground. With privacy and added security. Only for those that love privacy: Long drive way to park your cars, then a big garden, green before coming to your house. (Hidden dragon - 卧虎藏龙) Nested in the mist of other mix landed. 2 cars width drive-way. Good neighbors. ***** More landed for sale: D05: Land 7198 sqft, 3sty semi-detached, Pasir Panjang Road. Near NUS. D19: Land 8436 sqft, old bungalow, Paya Lebar Crescent. Cheap! $1000psf possible. Allow longer handover. D20: Land 2043 sqft, 2sty terrace, Mayflower. Near AMK West garden. D20: Land 5822 sqft, old semi-Detached, Mayflower. Near Mayflower MRT. D21: Land 5371 sqft, Brand New detached, Sian Tuan Ave. Off Bukit Timah. D28: Land 4262 sqft, semi-detached, Jalan Kechubong. 4sty basement. (All details subject to changes without prior notice. Please call to confirm.) Call to discuss further. Hp: 9144 XXXX Www.clientcentricproperty.com
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.9M
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$2.48M
S$710 psf
Asking Price
S$10.00M
S$1,186 psf
vs Market
+302.7%
vs Last Done
+67.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Bartley
667m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$710
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 -0.3% 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 -0.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.9% 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 +3.9% 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 +10.4% 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 -10.1% 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 -8.7% vs FV | 99yr from 1992 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▼S$702 -1.1% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +0.6% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▼S$705 -0.7% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▼S$635 -10.6% vs FV | 99yr from 1992 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.9% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+3.9% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-10.1% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-8.7% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-1.1% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+0.6% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
-10.6% vs FV
HELIOS AI Analysis
The HDB Executive property located in Serangoon is currently valued at an estimated $2,483,475, translating to a price per square foot (PSF) of $710. This valuation reflects a significant premium in the current market, with a remarkable 302.7% difference from the baseline valuation. The strong market signal indicates that this property is positioned well above the prevailing trends, suggesting robust demand for HDB units in this desirable locale.
With a remaining lease of 75 years, this property benefits from a solid leasehold tenure that appeals to both owner-occupiers and investors alike. The high model confidence—based on a comprehensive analysis of 116 recent HDB resale transactions in the vicinity—underscores the reliability of this valuation. The Serangoon area continues to demonstrate resilience and growth potential, driven by its strategic location, accessibility, and community amenities, all of which contribute to the elevated market sentiment surrounding this executive HDB unit.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.