406a Northshore Drive 821406, Northshore, North-east Region, Singapore
$850,000
406A Northshore Drive - 5Room 1205sqft - Newly MOP - Remaining Lease 94years left - Main Door : NORTH Facing - Open Kitchen - 4th Room Possible - Spacious living/dining - 3bedrooms Intact (all can fit queen bed) - Preffered Dumbell layout - Bright & breezy unit - No corridor windows Amenities: - Northshore Plaza 1 in 2mins walk (Giant, foodcourt, shops, laundromat and so on ) - Northshore Plaza 2 - Restaurants & more - Punggol Settlement (5mins) - Marina Country Club (5mins) Transport: - Sheltered 3mins walk to Samudera LRT - LRT connected to NEL Punggol Coast MRT ( 5mins ride) For viewings: Ganeshkumar Propnex - 8756XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 137 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$800,067
S$664 psf
Asking Price
S$850,000
S$705 psf
vs Market
+6.2%
vs Last Done
-6.3%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
137 comps
Nearest MRT
Punggol
1204m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
137 comparable transactions
S$632
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$664
Recent Comparable Transactions
10 shown · 137 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 403 SERANGOON AVE 1 Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +13.3% vs FV | 99yr from 1988 |
May 2026 | Blk 403 SERANGOON AVE 1 Floor 04 TO 06 | 1,302sqft | S$980,000 | ▲S$752 +13.3% vs FV | 99yr from 1988 |
May 2026 | Blk 312 SERANGOON AVE 2 Floor 07 TO 09 | 1,302sqft | S$790,000 | ▼S$607 -8.6% vs FV | 99yr from 1985 |
May 2026 | Blk 329 SERANGOON AVE 3 Floor 01 TO 03 | 1,313sqft | S$810,000 | ▼S$617 -7.1% vs FV | 99yr from 1986 |
May 2026 | Blk 512 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,292sqft | S$860,000 | ▲S$666 +0.3% vs FV | 99yr from 1997 |
May 2026 | Blk 500 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,335sqft | S$730,000 | ▼S$547 -17.6% vs FV | 99yr from 1992 |
May 2026 | Blk 540 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,313sqft | S$838,000 | ▼S$638 -3.9% vs FV | 99yr from 1992 |
May 2026 | Blk 508 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,302sqft | S$858,000 | ▼S$659 -0.8% vs FV | 99yr from 1997 |
Apr 2026 | Blk 420 SERANGOON CTRL Floor 07 TO 09 | 1,302sqft | S$980,000 | ▲S$752 +13.3% vs FV | 99yr from 1989 |
Apr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -6.6% vs FV | 99yr from 1998 |
Apr 2026 | Blk 504 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,335sqft | S$660,000 | ▼S$494 -25.6% vs FV | 99yr from 1992 |
Blk 403 SERANGOON AVE 1
May 2026 · Floor 04 TO 06
+13.3% vs FV
Blk 403 SERANGOON AVE 1
May 2026 · Floor 04 TO 06
+13.3% vs FV
Blk 312 SERANGOON AVE 2
May 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 329 SERANGOON AVE 3
May 2026 · Floor 01 TO 03
-7.1% vs FV
Blk 512 SERANGOON NTH AVE 4
May 2026 · Floor 04 TO 06
+0.3% vs FV
Blk 500 SERANGOON NTH AVE 4
May 2026 · Floor 01 TO 03
-17.6% vs FV
Blk 540 SERANGOON NTH AVE 4
May 2026 · Floor 07 TO 09
-3.9% vs FV
Blk 508 SERANGOON NTH AVE 4
May 2026 · Floor 07 TO 09
-0.8% vs FV
Blk 420 SERANGOON CTRL
Apr 2026 · Floor 07 TO 09
+13.3% vs FV
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-6.6% vs FV
Blk 504 SERANGOON NTH AVE 4
Apr 2026 · Floor 01 TO 03
-25.6% vs FV
HELIOS AI Analysis
The current valuation of the 5-room HDB unit in Serangoon reflects a robust market performance, with an estimated value of $800,067 or $664 PSF. This valuation positions the property significantly above the baseline market value, showcasing a notable 6.2% premium that indicates strong demand in the area. Given the remaining lease of 93 years, this property offers prospective buyers a long-term investment horizon, which is particularly appealing in the context of Singapore's real estate landscape.
Market dynamics in the Serangoon vicinity have played a crucial role in shaping this valuation. An analysis of 137 recent HDB resale transactions in the area reveals a trend of increasing buyer interest and competitive bidding, driving prices upward. The high model confidence associated with this valuation further underscores the reliability of the data, suggesting that this property is not only a desirable living space but also a sound investment opportunity in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.