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 232 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
232 comps
Nearest MRT
Lorong Chuan
1022m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
232 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 · 232 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 |
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 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$1,168,168 | ▲S$738 +50.3% 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 |
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 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▲S$611 +24.4% vs FV | 99yr from 1992 |
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 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 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
+50.3% 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 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+24.4% 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 approximately $491 PSF. This valuation is notably above the market baseline, reflecting a striking 120.3% premium compared to comparable properties in the vicinity. Such a significant deviation signals robust demand dynamics within the Serangoon area, driven by its strategic location and the ongoing urban development initiatives that enhance the neighborhood's appeal.
With a model confidence rating categorized as high, this valuation is reinforced by empirical data derived from 232 recent HDB resale transactions within the locality. The analysis indicates a strong performance trend for HDB properties in Serangoon, characterized by increasing buyer interest and limited supply of larger unit types. Furthermore, the 52-year lease remaining on this HDB Executive unit presents a unique opportunity for prospective buyers, as it maintains a balance between affordability and long-term investment potential in a thriving residential market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.