Lorong Ong Lye, Upper Paya Lebar, North-east Region, Singapore
$5,990,000






**RARE SPACIOUS, RENOVATED AND MOVE-IN INTER TERRACE FOR SALE AT JALAN BUNGA RAMPAI** • 3 STOREYS • 8 BEDROOMS + 8 BATHROOMS • LAND SIZE 2706SQFT • BUILD SIZE 5000SQFT (approx) • PARK 3 TO 4 CARS • TOP BUILD IN 2013 (RECON) • MOVE IN & RENOVATED • BRIGHT AND BREEZY • SHORT WALK TO BARTLEY MRT WITH SHELTER • LOW PSF! • SHORT DRIVE TO CBD, ORCHARD, TOWN • EASY ACCESS TO HIGHWAYS (PIE, KPE) • SERIOUS AND MOTIVATED SELLER • CLOSE TO AMENITIES * THE WOODLEIGH MALL * NEX MALL * BREADTALK HQ * GENTRAL MALL * SUPERMARKET (NTUC) * COFFEE SHOPS • CLOSE TO GOOD SCHOOL * MAPLEBEAR SCHOOL * MARIS STELLA HIGH SCHOOL (WITHIN 1KM) * CEDAR PRIMARY SCHOOL (WITHIN 1KM) * PAYA LEBAR METHODIST GIRLS SCHOOL (WITHIN 2KM) * ST MARGARET PRIMARY SCHOOL (WITHIN 2KM) * YANGZHENG PRIMARY SCHOOL (WITHIN 2KM) * ST ANDREW SCHOOL * ST GABRIEL'S SECONDARYSCHOOL * BARTLEY SECONDARY SCHOOL * ZHONGHUA SECONDARY SCHOOL * STAMFORD AMERICAN INTERNATIONAL SCHOOL * DPS INTERNATIONAL CONTACT ME AT 9.6.5.3.5.5.5.7 FOR AN EXCLUSIVE VIEWING TODAY! CLIFTON ONG 9.6.5.3.5.5.5.7 PROPNEX REALTY PTE LTD Lorong Paya Lebar / Bartley / Thrift drive / Rochdale Road / Jalan Kurnia / Joo Seng / Tai Seng / How Sun / Quemoy Road / Sennett Estate / Macpherson / Happy Avenue / Serangoon / Bidadari / Alkaff / Circuit Road / Defu / Hougang / Kovan / Bradell / Woodleigh / Potong Pasir
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Total Transactions
4
Average Price
S3.9M
Total Value
S15.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 59 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.05M
S$611 psf
Asking Price
S$5.99M
S$1,198 psf
vs Market
+96.1%
vs Last Done
+69.2%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
59 comps
Nearest MRT
Serangoon
628m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
59 comparable transactions
S$655
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$611
Recent Comparable Transactions
10 shown · 59 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 +15.9% 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 +15.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▲S$662 +8.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 0.0% 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 +20.8% 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 +4.4% 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 +6.1% vs FV | 99yr from 1992 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +16.9% 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 +15.4% 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 +3.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 424 SERANGOON CTRL Floor 07 TO 09 | 1,572sqft | S$1,180,000 | ▲S$751 +22.9% vs FV | 99yr from 1989 |
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 526 SERANGOON NTH AVE 4
Apr 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
0.0% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+20.8% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 01 TO 03
+4.4% vs FV
Blk 542 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
+6.1% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+16.9% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+15.4% vs FV
Blk 519 SERANGOON NTH AVE 4
Jan 2026 · Floor 01 TO 03
+3.9% vs FV
Blk 424 SERANGOON CTRL
Dec 2025 · Floor 07 TO 09
+22.9% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Serangoon stands at an impressive estimated value of $3,054,419, translating to a price per square foot (PSF) of $611. With a remaining lease of 64 years, this property not only showcases a robust investment opportunity but also reflects the increasing desirability of the Serangoon area. The valuation indicates a significant premium, being approximately 96.1% above the market baseline, suggesting a heightened demand for larger HDB units in the vicinity.
The model confidence for this valuation is classified as high, based on a comprehensive analysis of 59 recent HDB resale transactions within the same locale. This data further substantiates the valuation, indicating a strong performance trajectory for HDB properties in Serangoon. The combination of a favorable remaining lease and strategic location underscores the potential for sustained appreciation in property value, making this HDB Executive unit a compelling choice for discerning investors seeking to capitalize on the evolving market dynamics in Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.