Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
★Get Developer Discounts! Just Call Us!★ PropertyGiant .com — - - - - - The Leading Brand New Landed Homes Platform We Giantise Your Assets — - - - - - 2 Semi-D Units Available ■ Plot 1 Land: 2,680 sqft Build up: 6,752 sqft ■ Plot 2 Land: 2,800 sqft Build up: 8,227 sqft Inspired by the quiet beauty of a geode, this brand-new semi-detached home pairs clean architectural lines with sculpted terraces, lush greenery, and a refined interplay of light and space. Terraced layers form pockets for greenery, privacy, and natural ventilation, while interiors unfold with a refined sense of flow: open living spaces connect seamlessly to garden terraces, and upper rooms are carefully framed to capture light and views. A warm, tactile palette evokes the geode’s inner textures, and thoughtful planning elevates comfort, functionality, and modern family living. Mirroring each other yet distinct in character, the pair of semi-detached homes embodies the harmony of twin geodes—contemporary, serene, and exquisitely refined. Set in the heart of Serangoon, this home places you close to an exciting mix of dining, retail, and lifestyle amenities. From NEX and The Woodleigh Mall to Upper Serangoon Shopping Centre, The Promenade @ Pelikat, myVillage, and more, everything you need is just a short distance away. Get Brochure & Floor Plans • Arrange for Private Presentation On-site •┈๑⋅⋯Connect for Details⋯⋅๑┈• Call/WA Lynn 88O8*O788 to get detailed floor plans & more information! ▌ONE CALL VIEW ALL ▌We Will Get You The Best Developer Price! All agents are welcome to cobroke ◡̈ Want More Details and Photos of this Listing? More listings at PropertyGiant. com → Brand New Landed Homes in Singapore → Get Most Flexible Payment Options → Get Maximum Inclusions → Customised Materials Selection ***All land & built-up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale
Loading map...
Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…

License: L3010738A
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$4.78M
S$708 psf
Asking Price
S$8.40M
S$3,134 psf
vs Market
+75.6%
vs Last Done
+342.7%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Serangoon
518m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$708
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 0.0% 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 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% 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 +4.2% 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 +10.7% 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 -8.5% 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 -9.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.1% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -22.3% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-8.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-9.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.1% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-22.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the Serangoon district reflects a robust market dynamic, with an estimated value of $4,783,037 or $708 PSF. This valuation positions the property significantly above the market baseline, showcasing a remarkable 75.6% difference from the average, indicative of heightened demand and limited supply in this desirable residential enclave. Such a premium pricing suggests that buyers are willing to invest in properties that offer not only spacious living arrangements but also a strategic location with proximity to essential amenities and transportation links.
With a remaining lease of 77 years, the property benefits from a substantial duration that appeals to both investors and homeowners alike, ensuring long-term residency potential. The high model confidence, supported by analysis of 116 recent HDB resale transactions in the vicinity, further underscores the reliability of this valuation. As the Serangoon area continues to evolve with infrastructural developments and urban renewal initiatives, the HDB Executive unit is well-positioned to appreciate in value, making it an attractive proposition for discerning buyers looking to capitalize on the flourishing property landscape in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.