Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$9,500,000
EMINENCE LANDED TEAM ========================= Level 1: Car porch, Pool, living, dining, powder room, dry kitchen, wet kitchen, helper's room, utility yard area. Mezzanite: Big ensuite and link corridor to balcony. Level 2: Master and Junior Master. Attic: 2 big ensuites with roof terrace and a small common room. Basement: Carpark, entertainment room and HS. Nestled in a serene landed enclave, this exquisite pair of semi-detached home offers a perfect blend of luxury and comfort. The residence boasts a stunning architectural design, featuring sleek, clean lines and expansive windows that flood the interiors with natural light. The open floor plan seamlessly integrates the living, dining, and kitchen areas, creating an inviting space for entertaining and family gatherings. The kitchen is a chef’s dream, equipped with modern appliances, custom cabinetry, and elegant stone countertops. Upstairs, the bedrooms serve as expansive retreats, each featuring ample closet space and its own luxurious bathroom. Outdoors, a beautifully landscaped garden and a private patio provide an idyllic setting for relaxation and outdoor dining. This stunning home combines functionality with aesthetic allure, making it a perfect choice for those who seek a stylish yet comfortable living environment. Just 3mins drive to Serangoon Nex, the largest mall in North-East region and one of the largest suburban malls in Singapore, integrated with the air-conditioned Serangoon Bus Interchange and Serangoon MRT station. Call us for more details now!
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Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
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$3.93M
S$491 psf
Asking Price
S$9.50M
S$2,446 psf
vs Market
+141.7%
vs Last Done
+245.5%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Lorong Chuan
1022m away
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)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
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 +44.2% 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 +44.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +34.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +50.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.4% 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 +59.7% 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 +32.0% 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 +29.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +66.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +54.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +12.0% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+50.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+32.0% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+29.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+66.0% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+54.2% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+12.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Serangoon stands at an impressive $3,930,765, translating to $491 per square foot (PSF). With a remaining lease of 52 years, this property exemplifies the unique dynamics of the current HDB market, particularly in a well-regarded district like Serangoon. The estimated value is notably above market, reflecting a 141.7% difference from the baseline, emphasizing a strong demand and premium positioning amidst local buyers who are increasingly seeking larger living spaces.
This valuation is supported by a robust dataset of 116 recent HDB resale transactions in the vicinity, which illustrates a high level of market activity and confidence. The model's confidence rating is classified as high, indicating a reliable projection based on the current market trends. The ongoing desirability of Serangoon, coupled with the limited availability of executive flats with substantial remaining leases, positions this property as a prime asset for discerning buyers looking to invest in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.