Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,400,000
Brand New Semi Detached in Bartley area for sale. Expected TOP end 2026 Freehold North Facing 6 bedrooms ensuite Can park 3 cars. Lift serves all levels Floor Details Level 1 Car porch (est 3 cars) Living/Dining Powder Room Wet+Dry Kitchen Swimming Pool (10m) Level 2 Family Area with common bath 2 bedrooms ensuites Level 3 Family Area 3 Bedrooms ensuites Spacious Master room attic taking the entire floor. Master Bedroom with Spacious Walk in Wardrobe Balcony We are approx 950m walk away from Serangoon MRT station and NEX. Alot of good schools within 1km and 2km Schools within 1km MARIS STELLA HIGH SCHOOL YANGZHENG PRIMARY SCHOOL Schools within 2km CEDAR PRIMARY SCHOOL CHIJ Toa Payoh FIRST TOA PAYOH PRIMARY SCHOOL KUO CHUAN PRESBYTERIAN PRIMARY SCHOOL PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) PEI CHUN PUBLIC SCHOOL ST ANDREW'S SCHOOL (JUNIOR) ST. GABRIEL'S PRIMARY SCHOOL ZHONGHUA PRIMARY SCHOOL Wait no more, with the increasing cost of construction, faster lock in your brand new house. Contact me at 9109 XXXX or 9747 XXXX for an exclusive presentation. Other units available within the D19 and D20.
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Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 116 HDB resale transactions (data.gov.sg)
Fair Value
S$4.78M
S$708 psf
Asking Price
S$8.40M
S$3,134 psf
vs Market
+75.6%
vs Last Done
+342.7%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Serangoon
518m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
116 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$708
Recent Comparable Transactions
10 shown · 116 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 0.0% vs FV | 99yr from 1992 |
Apr 2026 | Blk 526 SERANGOON NTH AVE 4 Floor 10 TO 12 | 1,582sqft | S$1,120,000 | ▼S$708 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +4.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +10.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,040,000 | ▼S$648 -8.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 542 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,010,000 | ▼S$638 -9.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.1% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -22.3% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
0.0% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-8.5% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
-9.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.1% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-22.3% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $4,783,037.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.