3 Lorong Lew Lian 531003, Upper Paya Lebar, North-east Region, Singapore
$490,000
Serious Seller Walk to Serangoon MRT station Walk to eateries and amenities Walk to Nex Shopping mall Easy access to major expressways Do not miss Call / WhatsApp 8332XXXX to view
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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: L3008899K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$325,566
S$473 psf
Asking Price
S$490,000
S$712 psf
vs Market
+50.5%
vs Last Done
+14.5%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Serangoon
308m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$631
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$473
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
May 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▲S$622 +31.5% vs FV | 99yr from 1978 |
Apr 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 689sqft | S$462,000 | ▲S$671 +41.9% vs FV | 99yr from 1978 |
Jan 2025 | Blk 3 LOR LEW LIAN Floor 10 TO 12 | 689sqft | S$450,000 | ▲S$653 +38.1% vs FV | 99yr from 1978 |
May 2024 | Blk 3 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$398,000 | ▲S$578 +22.2% vs FV | 99yr from 1978 |
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
+31.5% vs FV
Blk 3 LOR LEW LIAN
Apr 2025 · Floor 13 TO 15
+41.9% vs FV
Blk 3 LOR LEW LIAN
Jan 2025 · Floor 10 TO 12
+38.1% vs FV
Blk 3 LOR LEW LIAN
May 2024 · Floor 04 TO 06
+22.2% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $325,566.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.