Phillips Avenue, Kovan, North-east Region, Singapore
$9,000,000
Brand New Luxury Bungalow | Rare 5500 sqft Land | Iconic Modern Living Near Serangoon. Project TOP in Mid 2028. The price of $9m excludes building cost of $3M Step into a statement of prestige with this newly built luxury bungalow, set on an expansive 5,355sqft land parcel in a tranquil landed enclave within District 19. Designed for multi-generational living and modern lifestyles, this home offers an impressive built-up of approximately 8,754 sqft, with soaring ceiling heights of up to 15.5m, creating a grand sense of space and natural light throughout. Property Highlights:• Generous 5,355 sqft land — rare, estate-sized plot• Approx. 8,754 sqft built-up with efficient, luxurious layout• Striking high ceiling up to 15.5m for grand living experience• Brand new contemporary architecture with premium finishes• Ideal for multi-generational families Thoughtfully Designed Layout Includes:• Spacious living and dining zones perfect for entertaining• Dry & wet kitchen concept for functional luxury living• Private family areas with excellent segregation• Helper’s quarters for convenience• Multiple en-suite bedrooms for comfort and privacy Nestled in a serene yet highly accessible location, this home enjoys close proximity to the vibrant lifestyle hubs of Serangoon and Kovan, with easy connectivity to major expressways and amenities. This is a rare opportunity to own a newly built, large-format luxury home in a city-fringe location without the premium price tag of central districts. An exceptional home that balances space, design, and location — crafted for discerning homeowners. Contact now for an exclusive viewing.
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Total Transactions
1
Average Price
S5.0M
Total Value
S5.0M
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$6.24M
S$710 psf
Asking Price
S$9.00M
S$1,681 psf
vs Market
+44.2%
vs Last Done
+193.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Kovan
840m 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 DoneMay 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -19.3% vs FV | 99yr from 1986 |
May 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 04 TO 06 | 1,615sqft | S$925,000 | ▼S$573 -19.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 232A SERANGOON AVE 2 Floor 10 TO 12 | 1,518sqft | S$1,130,000 | ▲S$745 +4.9% vs FV | 99yr from 1998 |
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 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.9% 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 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +14.8% vs FV | 99yr from 1998 |
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-19.3% vs FV
Blk 125 SERANGOON NTH AVE 1
May 2026 · Floor 04 TO 06
-19.3% vs FV
Blk 232A SERANGOON AVE 2
Apr 2026 · Floor 10 TO 12
+4.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.8% 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 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+14.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon, with a remaining lease of 75 years, stands at an estimated value of $6,239,200, translating to $710 PSF. This valuation positions the property significantly above the market baseline, reflecting an impressive 44.2% difference. Such a premium valuation is indicative of the robust demand and competitive dynamics prevalent in the Serangoon area, where the allure of HDB living continues to attract both families and investors alike.
With a model confidence rating classified as High, the analysis is underpinned by a comprehensive review of 116 recent HDB resale transactions in the vicinity. This data not only enhances the reliability of the valuation but also underscores the property’s competitive positioning in the market. The enduring appeal of Serangoon, characterized by its strategic location, well-established amenities, and vibrant community, further contributes to the premium valuation observed. As the market continues to evolve, this HDB Executive property emerges as a prime asset, reflecting the broader trends of desirability and investment potential in Singapore's residential landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.