The pictures shown are rendering only. Detached at 5500sqft with build up of up to 8793 sqft at 15.5m height. Details below 1). first Floor consist of a). 2 helpers rooms b). 1 Dry Kitchen c). 1 Wet Kitchen 2). 2nd Floor a). 1 Master Bedroom ( walk in wardrobe, ensuite toilet) b). 1 Junior master room ( walk in wardrobe, ensuite toilet) c). 1 Study Room d). 1 Pet’s room e). 1 Common Toilet 3rd Floor a). 1 Junior Master Besroom ( walk in wardrobe, ensuite toilet) b). 1 Bedroom (ensuite Toilet) c). 1 Family/entertainment Room (ensuite toilet) Attic (4th Floor) a). 1 Bedroom (ensuite toilet) b). 1 Family Sitting area c). 1 Common toilet d). 1 Covered terrace/entertainment area with pantry e). 1 Rear open terrace Above excluding car porch which can park up to 4 cars This Detached is in a Fantastic North Facing, breeze almost all year round front and rear of the house. No afternoon sun, and airy whole year round. No West Sun at all. A Staggering height 15.5m which stands out amongst all the neighbours landed properties.
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Total Transactions
1
Average Price
S5.0M
Total Value
S5.0M
Calculating fair value from URA transaction data…
Automated Valuation based on 117 HDB resale transactions (data.gov.sg)
Fair Value
S$6.23M
S$708 psf
Asking Price
S$13.00M
S$2,428 psf
vs Market
+108.7%
vs Last Done
+266.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
117 comps
Nearest MRT
Kovan
840m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
117 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$708
Recent Comparable Transactions
10 shown · 117 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -6.5% 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 +4.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -13.7% 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 +10.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +15.1% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +6.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -22.3% 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 -0.8% 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 +0.8% 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 -0.4% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+4.2% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-13.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+10.7% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+15.1% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+6.9% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-22.3% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+0.8% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
-0.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Serangoon, with a remaining lease of 75 years, stands at an impressive estimated value of $6,229,413, translating to a price per square foot (PSF) of $708. This valuation positions the property significantly above the market baseline, reflecting a notable 108.7% difference, indicating strong demand and desirability in this vibrant district.
Given the model's high confidence level and the analysis derived from 117 recent HDB resale transactions in the vicinity, it is evident that the Serangoon area continues to attract buyers with its strategic location and community amenities. The sustained interest in executive HDBs, coupled with the remaining lease of 75 years, suggests a robust market dynamic that is likely to endure. This premium valuation underscores the potential for capital appreciation and reinforces the appeal of investing in properties within this sought-after locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.