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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: L3008829F
Automated Valuation based on 1834 URA transactions · 11 outliers removed (IQR)
Fair Value
S$17.57M
S$1,693 psf
Asking Price
S$11.88M
S$2,657 psf
vs Market
-32.4%
vs Last Done
+205.8%
Tenure
Freehold
No lease decay
Confidence
High
1834 comps
Nearest MRT
Serangoon
265m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1834 comparable transactions
S$1,643
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,693
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | LORONG LEW LIAN | 2,164 | S$1,880,000 | S$869 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | LORONG LEW LIAN | 2,164 | S$1,880,000 | S$869 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | LORONG LEW LIAN | 1,238 | S$2,885,000 | S$2,331 | 06-10 | 99 yrs lease commencing from 2016 |
| 2025-08 | LORONG HOW SUN | 1,798 | S$2,760,000 | S$1,535 | 16-20 | 99 yrs lease commencing from 2011 |
| 2025-08 | LORONG HOW SUN | 1,098 | S$1,851,888 | S$1,687 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-08 | SERANGOON AVENUE 3 | 1,518 | S$2,138,000 | S$1,409 | 01-05 | 99 yrs lease commencing from 1997 |
| 2025-08 | UPPER PAYA LEBAR ROAD | 377 | S$660,000 | S$1,752 | 01-05 | Freehold |
| 2025-07 | DAISY AVENUE | 1,660 | S$3,750,000 | S$2,259 | - | Freehold |
| 2025-07 | SOMMERVILLE ROAD | 1,378 | S$2,050,000 | S$1,488 | 01-05 | Freehold |
| 2025-07 | SOMMERVILLE ROAD | 1,001 | S$1,524,800 | S$1,523 | 01-05 | Freehold |
| 2025-07 | SERANGOON AVENUE 3 | 4,751 | S$7,000,000 | S$1,473 | - | Freehold |
Showing 10 most recent transactions from 1834 total comparables used in valuation.
HELIOS AI Analysis
Based on 1834 URA transactions (11 outliers removed), adjusted for: MRT Serangoon 265m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.