Tai Yuan Heights, Serangoon Garden, North-east Region, Singapore
$8,280,000
Space to grow together, room to breathe apart — this is the rare multi-generational home that Serangoon Gardens has been waiting for. Freehold, expansive and beautifully configured for families who want more from life. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ *** PROPNEX EMINENCE LANDED TEAM *** ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Rare freehold semi-detached, Serangoon Gardens Estate, District 19. - Tenure: Freehold - Land : 4,417 sqft - Build : approx 7,650 sqft - Gate Facing: North - Bedroom : 7+1+1 (Granny's Room + Helper's Room) - Bath : 7 (5 Ensuites + 2 Common) Features : ~ Rare freehold 2.5-Sty semi-D in the prestigious Serangoon Gardens Estate, District 19 ~ 4,417 sqft land | approx 7,650 sqft built-up | 3-car covered car porch ~ Multi-gen masterpiece: ensuite granny's room & dedicated helper's room on Level 1 ~ L2: Master suite with walk-in wardrobe & ensuite, 2 ensuite bedrooms, family area & study ~ L3: Family area, 1 ensuite bedroom & 2 common bedrooms ~ 1km (OneMap): CHIJ Our Lady of Good Counsel, Yangzheng Primary & Zhonghua Primary ~ 1–2km (OneMap): Kuo Chuan Presbyterian, Paya Lebar Methodist Girls' (Pri), Rosyth, St Gabriel's & Xinmin Primary Schools ~ Short drive to Lorong Chuan MRT (CC14) & Serangoon MRT (NE12/CC13) ~ Stroll to Chomp Chomp, myVillage & Serangoon Gardens Circus; NEX Mall minutes away ~ Viewings are strictly by appointment. Enquire to experience this landed gem personally. Get Feature Sheet & Floor Plans • Arrange for an Exclusive Presentation On-site • Connect for Details: Call/WA Clarry 8889*6112 ***All land & built-up areas are based on approximate measurements & are subject to final survey & shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representations of fact.
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Total Transactions
5
Average Price
S5.8M
Total Value
S29.0M
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$3.76M
S$491 psf
Asking Price
S$8.28M
S$1,875 psf
vs Market
+120.3%
vs Last Done
+164.8%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
116 comps
Nearest MRT
Lorong Chuan
1022m away
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)
×0.743
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
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 +44.2% 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 +44.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +34.8% 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 +50.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.4% 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 +59.7% 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 +32.0% 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 +29.9% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +66.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +54.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▲S$550 +12.0% vs FV | 99yr from 1986 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+44.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+50.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+59.7% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+32.0% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+29.9% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+66.0% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+54.2% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
+12.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 52 years, stands at an estimated value of $3,758,794, translating to a price per square foot (PSF) of $491. This valuation is indicative of a robust market position, as it reflects a significant premium, being approximately 120.3% above the baseline market value. Such a pronounced deviation from the baseline suggests strong demand dynamics in the area, driven by both the quality of the property type and its strategic location within the Serangoon precinct.
The high model confidence rating, derived from an analysis of 116 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. The current market for HDB properties in Serangoon exhibits resilience, with buyers increasingly willing to pay a premium for well-located units that offer ample living space, as is characteristic of Executive flats. The implications of this valuation are clear: the Serangoon area continues to be a coveted residential enclave, appealing to both families and investors seeking long-term capital appreciation in the context of Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.