5 Lorong Lew Lian 536466, Upper Paya Lebar, North-east Region, Singapore
$3,500 /month
Beautifully designed, fully furnished, ready to move in unit for you and your family/ room mates. Sheltered drop off point and linkway to mall, mini mart and coffee shop. Quiet and scenic neighborhood, accessible connectivity to North East (NEL) and Circle (CCL) lines. Walking distance to Nex Shopping mall, with amenities just downstairs or nearby walking distance. Please call Tan Shirley from ERA @ +658121XXXX to arrange for a viewing. Key feature ✓ Excellent condition ✓ Well-maintained and renovated condition ✓ Well-kept unit condition ✓ Move-in condition ✓ Efficient layout ✓ Functional layout ✓ Squarish layout ✓ Greenery view ✓ Close to MRT ✓ Convenient location ✓ Excellent location Nearby amenities ⭑ Nearby MRTs • Serangoon (358 m) - 5 mins walk ⭑ Nearby Bus stops • Paya Lebar Camp (56 m) - 1 mins walk • Opposite Blk 1 (115 m) - 2 mins walk • Blk 416 (222 m) - 4 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • U-Mart (Chng Wah Seng Minimart) (122 m) - 2 mins walk • Prime Supermarket (367 m) - 6 mins walk • FairPrice Xtra - Hyper Nex (394 m) - 6 mins walk • 4 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Braddell Heights Education Centre (130 m) - 2 mins walk • Paya Lebar Methodist Church Covenant Kindergarten (192 m) - 3 mins walk • Apple Tree (355 m) - 5 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Interim Park - Upper Serangoon Road (123 m) - 2 mins walk • Community Garden (262 m) - 4 mins walk • Boundary Road Park (331 m) - 5 mins walk • 7 more parks within 1 km
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Total Transactions
133
Average Price
S1.5M
Total Value
S199.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$448,671
S$696 psf
Asking Price
S$3,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Serangoon
363m 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$696
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 -10.6% vs FV | 99yr from 1978 |
May 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 786sqft | S$488,888 | ▼S$622 -10.6% vs FV | 99yr from 1978 |
Apr 2025 | Blk 3 LOR LEW LIAN Floor 13 TO 15 | 689sqft | S$462,000 | ▼S$671 -3.6% vs FV | 99yr from 1978 |
Jan 2025 | Blk 3 LOR LEW LIAN Floor 10 TO 12 | 689sqft | S$450,000 | ▼S$653 -6.2% vs FV | 99yr from 1978 |
May 2024 | Blk 3 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$398,000 | ▼S$578 -17.0% vs FV | 99yr from 1978 |
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
-10.6% vs FV
Blk 3 LOR LEW LIAN
May 2025 · Floor 13 TO 15
-10.6% vs FV
Blk 3 LOR LEW LIAN
Apr 2025 · Floor 13 TO 15
-3.6% vs FV
Blk 3 LOR LEW LIAN
Jan 2025 · Floor 10 TO 12
-6.2% vs FV
Blk 3 LOR LEW LIAN
May 2024 · Floor 04 TO 06
-17.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Serangoon, with a remaining lease of 75 years, is estimated at $448,671, translating to a price per square foot of $696. This assessment reflects a market price that exhibits a 0% difference from the baseline, indicating a stable valuation with no upward or downward pressure observed in the current market dynamics. Such stability is essential for potential buyers and investors, as it suggests that the property is positioned in alignment with prevailing market trends.
However, it is crucial to note that the model confidence for this valuation is categorized as low, which implies that there may be underlying volatility or lack of robust data influencing the market sentiment in this area. The valuation is derived from an analysis of four recent HDB resale transactions in the vicinity, which may not fully encapsulate broader market movements or shifts in buyer preferences. As the HDB lease diminishes over time, future valuations will be influenced by the evolving demand for properties within Serangoon, making it imperative for stakeholders to monitor market signals closely.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.