475a Upper Serangoon Crescent 531475, Hougang East, North-east Region, Singapore
$1,010,000
!! Key Features: + Unblocked Greenery Views: Wake up to breathtaking, panoramic views of the park and pond. Enjoy a lifetime of "perpetual" unblocked views that are hard to find in Singapore. + Signature DBSS Layout: Featuring a spacious, functional floor plan with a balcony in the living room—perfect for an outdoor alfresco dining area. Additionally a private balcony in the master bedroom which offers a private corner for your morning coffee or a glass of wine at sunset, overlooking the tranquil canopy of Punggol Park. + Mid Floor & Breezy: As a corner unit, enjoy excellent cross-ventilation and natural light throughout the day without the afternoon sun. + Condo-Style Finishes: High-quality tiles, built-in wardrobes, and a sleek kitchen setup that mirrors private residential standards. + Move-In Ready: Meticulously maintained by the current owners; just bring your luggage! !! Prime Location & Amenities: + Nature at Your Doorstep: Direct access to Punggol Park. Perfect for morning jogs, cycling on the Park Connector (PCN), or family walks. + Convenience: A 24-hour NTUC FairPrice, coffeeshops, and childcare centers are located right within the precinct. + Connectivity: Short bus ride or a scenic walk to Hougang MRT (NE14/CR8) and Hougang Mall and as well as Buangkok MRT (NE15) and Sengkang Grand Mall. + Easy access to KPE and TPE for a quick drive to the CBD or Changi Airport. !! Education: Within 1km of reputable schools including Punggol Primary School, CHIJ Our Lady of the Nativity, and Serangoon Secondary.
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…


License: L3002382K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$1.02M
S$848 psf
Asking Price
S$1.01M
S$837 psf
vs Market
-1.3%
vs Last Done
+4.6%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Hougang
1047m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$808
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$848
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 475A UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$964,999 | ▼S$800 -5.7% vs FV | 99yr from 2014 |
Mar 2026 | Blk 475A UPP SERANGOON CRES Floor 13 TO 15 | 1,206sqft | S$964,999 | ▼S$800 -5.7% vs FV | 99yr from 2014 |
Aug 2025 | Blk 475A UPP SERANGOON CRES Floor 10 TO 12 | 1,206sqft | S$980,000 | ▼S$813 -4.1% vs FV | 99yr from 2014 |
Nov 2024 | Blk 475A UPP SERANGOON CRES Floor 10 TO 12 | 1,206sqft | S$950,000 | ▼S$788 -7.1% vs FV | 99yr from 2014 |
Jul 2024 | Blk 475A UPP SERANGOON CRES Floor 16 TO 18 | 1,206sqft | S$1,000,000 | ▼S$829 -2.2% vs FV | 99yr from 2014 |
Blk 475A UPP SERANGOON CRES
Mar 2026 · Floor 13 TO 15
-5.7% vs FV
Blk 475A UPP SERANGOON CRES
Mar 2026 · Floor 13 TO 15
-5.7% vs FV
Blk 475A UPP SERANGOON CRES
Aug 2025 · Floor 10 TO 12
-4.1% vs FV
Blk 475A UPP SERANGOON CRES
Nov 2024 · Floor 10 TO 12
-7.1% vs FV
Blk 475A UPP SERANGOON CRES
Jul 2024 · Floor 16 TO 18
-2.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Hougang, with a remaining lease of 87 years, stands at an estimated value of $1,022,804, translating to a price per square foot (PSF) of $848. This valuation reflects a market price that is only 1.3% above the baseline, indicating a relatively stable market positioning for the property. Such a minimal deviation from the baseline suggests that while there is a degree of demand, it is tempered by current market conditions and buyer sentiment.
However, it is essential to note that the model confidence for this valuation is categorized as low, primarily due to the limited data pool, which is based on only four recent HDB resale transactions in the vicinity. The tightness of the data underscores the importance of considering broader market dynamics, including the ongoing trends in the HDB resale market, demographic shifts, and economic factors influencing buyer behavior. As we navigate through an evolving real estate landscape, the longevity of the remaining lease remains a pivotal aspect for prospective buyers, as it directly impacts the property’s long-term value and investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.