Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Semi-D @ Lor Gambir/ Jalan Labu Manis/ Bartley Rise - Price : $8,400,000 - Tenure : 999 - Land : 2677 sqft - Build : 6752 sqft - Facing : North - Rooms : 6 + 0 + 1 - Ensuite : 6 - Bath : 8 Features : - Walk to Serangoon MRT station, NEX shopping mall - With more than 6759sf of build-up area, layered across 3 levels and an attic, this modern home offers an abundance of living spaces, both private and communal. - Within 1km to Maris Stella, YangZheng. 2km to Pei Chun Public Sch, PLMGS(Pri), Cedar Pri, CHIJ Our Lady of Gd Counsel Nearby amenities ⭑ Nearby MRTs • Serangoon (492 m) - 7 mins walk • 2 MRTs within 1 km ⭑ Nearby Bus stops • Before Upper Serangoon Road (156 m) - 3 mins walk • After Upper Serangoon Road (159 m) - 3 mins walk • After Sunshine Lodge (195 m) - 3 mins walk ⭑ Nearby Grocery Stores • Yen Investments Pte. Ltd. (193 m) - 3 mins walk ⭑ Nearby Schools • Bethel Preschool (210 m) - 3 mins walk • FasTracKids (254 m) - 4 mins walk • St. Gabriel's Secondary School (401 m) - 6 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Serangoon Sunshine Park (266 m) - 4 mins walk • Sunshine Ville Community Garden (324 m) - 5 mins walk • Bidadari Park (556 m) - 7 mins drive • 5 more parks within 1 km Please call Christina Chan PropNex Realty @ +658498-9778 to arrange for a viewing.
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Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 6 URA transactions · 3 outliers removed (IQR)
Fair Value
S$9.99M
S$1,479 psf
Asking Price
S$8.40M
S$3,138 psf
vs Market
-15.9%
vs Last Done
+120.7%
Tenure
Freehold
No lease decay
Confidence
Medium
6 comps
Nearest MRT
Serangoon
518m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$1,465
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,479
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | EDEN GROVE Floor - | 5,029sqft | S$7,150,000 | ▼S$1,422 -3.9% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 5,029sqft | S$7,150,000 | ▼S$1,422 -3.9% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 4,070sqft | S$6,120,000 | ▲S$1,504 +1.7% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 2,088sqft | S$3,100,000 | ▲S$1,485 +0.4% vs FV | Freehold |
Mar 2025 | EDEN GROVE Floor - | 5,480sqft | S$7,818,888 | ▼S$1,427 -3.5% vs FV | Freehold |
Mar 2022 | EDEN GROVE Floor - | 1,874sqft | S$3,100,000 | ▲S$1,654 +11.8% vs FV | Freehold |
Jul 2021 | EDEN GROVE Floor - | 1,894sqft | S$2,480,000 | ▼S$1,309 -11.5% vs FV | Freehold |
EDEN GROVE
Jul 2025 · Floor -
-3.9% vs FV
EDEN GROVE
Jul 2025 · Floor -
-3.9% vs FV
EDEN GROVE
Jul 2025 · Floor -
+1.7% vs FV
EDEN GROVE
Jul 2025 · Floor -
+0.4% vs FV
EDEN GROVE
Mar 2025 · Floor -
-3.5% vs FV
EDEN GROVE
Mar 2022 · Floor -
+11.8% vs FV
EDEN GROVE
Jul 2021 · Floor -
-11.5% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.