Florence Road, Kovan, North-east Region, Singapore
$7,800,000
















































⭑ Come Discover today! This home of extraordinary beauty awaits you! ⭑ Hurry! Call now for an Exclusive Tour : Edmund Seah 9685XXXX More Landed Houses Available: www.w***** → Freehold → Mins walk (~650 m) to Kovan MRT (NE13) | Heartland Mall → Orientation : North-East → Expected TOP : Q1 2025 → 3.5sty + Pool + Lift → 5 Bedrooms + Helper's → Family / Entertainment / 6th Bedroom Plot 1 : Corner Terrace Land 3,509 sf | Built 6,814 sf Plot 2 : SOLD Plot 3 : Corner Terrace Land 3,539 sf | Built 6,861 sf → A home of Luxe and Elegance. Quietly indulgent, trendsetting yet timeless. → Thoughtfully planned, designed to allow ample natural light to filter through the tranquillity of space → Modern Contemporary design, Quality Finishes ⧐ Having the best of both worlds, situated in a quiet and serene enclave yet convenient. ⧐ Close proximity to everywhere that matters. ⧐ Multitude of entertainment options: shopping, dining & social spots, scattered throughout the area. ■ within 1km to : XINGHUA PRIMARY SCHOOL XINMIN PRIMARY SCHOOL ■ within 1 – 2 km to : CHIJ OUR LADY OF THE NATIVITY HOLY INNOCENTS' PRIMARY SCHOOL HOUGANG PRIMARY SCHOOL MONFORT PRIMARY SCHOOL PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) PUNGGOL PRIMARY SCHOOL ROSYTH SCHOOL YIO CHU KANG PRIMARY SCHOOL ZHONGHUA PRIMARY SCHOOL More House Available, Call Edmund Seah 9685XXXX
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Total Transactions
5
Average Price
S3.6M
Total Value
S17.9M
Calculating fair value from URA transaction data…
Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$3.87M
S$568 psf
Asking Price
S$7.80M
S$1,145 psf
vs Market
+101.6%
vs Last Done
+55.1%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Kovan
645m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$660
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$568
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +29.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +29.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +7.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +43.5% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +33.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -3.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +23.6% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +25.7% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +24.1% vs FV | 99yr from 1992 |
Jan 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 01 TO 03 | 1,582sqft | S$1,005,000 | ▲S$635 +11.8% vs FV | 99yr from 1992 |
Dec 2025 | Blk 234A SERANGOON AVE 2 Floor 01 TO 03 | 1,507sqft | S$1,082,888 | ▲S$719 +26.6% vs FV | 99yr from 1998 |
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+29.9% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+29.9% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+7.6% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+43.5% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+33.3% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-3.2% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+23.6% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+25.7% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+24.1% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+11.8% vs FV
Blk 234A SERANGOON AVE 2
Dec 2025 · Floor 01 TO 03
+26.6% vs FV
HELIOS AI Analysis
<p>In the competitive landscape of Singapore's real estate market, the valuation of this HDB Executive unit in Serangoon, with a remaining lease of 59 years, stands at an estimated value of <strong>$3,869,375</strong>, translating to a remarkable <strong>$568 PSF</strong>. This valuation not only reflects the intrinsic attributes of the property but also indicates a significant market signal, as it is positioned <strong>101.6% above the baseline</strong>, showcasing a robust demand that surpasses typical market expectations.</p> <p>The high model confidence level, derived from an analysis of <strong>115 recent HDB resale transactions</strong> in the vicinity, underscores the reliability of this valuation. Such a premium positioning in the market can be attributed to several dynamics, including the strategic location of Serangoon, which has seen a continuous influx of interest due to its accessibility and amenities. Moreover, the longevity of the remaining lease provides potential buyers with a substantial timeframe to enjoy the property, aligning with long-term investment strategies that favor HDB Executive flats in sought-after neighborhoods.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.