475d Upper Serangoon Crescent 537475, Hougang East, North-east Region, Singapore
$820,000
Elevated Comfort with a Breezy Balcony Oasis at Upper Serangoon A well-presented home offering practical space, natural airflow and a generous balcony perfect for relaxation or alfresco dining. Thoughtfully located with everyday conveniences and schools within easy reach, this residence suits families and owner-occupiers seeking a comfortable, connected lifestyle. - Property for Sale: 475D Upper Serangoon Crescent - Asking Price: S$820,000 - Spacious balcony ideal for outdoor lounging and gatherings - 3 months extension required by sellers Nearby Schools - PCF Sparkletots Preschool @ Bedok Reservoir Punggol Blk 475C (DS) – 0.05km - Serangoon Secondary School – 0.20km - Little Shepherds' Schoolhouse @ Church of the Nativity – 0.32km - CHIJ Our Lady of the Nativity – 0.38km - PCF Sparkletots Preschool @ Bedok Reservoir Punggol Blk 414 (DS) – 0.49km - PCF Sparkletots Preschool @ Ang Mo Kio–Hougang Blk 452 (DS) – 0.59km - Holy Innocents' High School – 0.60km - North Vista Secondary School – 0.68km - Punggol Primary School – 0.72km - MOE Kindergarten @ Punggol – 0.72km - PCF Sparkletots Preschool @ Hougang Blk 328 (DS) – 0.83km - The Montessori Playroom Kindergarten – 0.84km - North Vista Primary School – 0.94km - MOE Kindergarten @ North Vista – 0.94km MRT/LRT Connectivity - Hougang – 0.99km - Kangkar – 1.00km Keen to view or have questions about timeline and suitability? Contact STEVEN LEE at 8308XXXX to secure a private viewing and explore how this home can fit your plans.
The following locations are within radius of this property, with distance shown in kilometers.
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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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$836,257
S$845 psf
Asking Price
S$820,000
S$828 psf
vs Market
-1.9%
vs Last Done
0.0%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Hougang
1004m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$804
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$845
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 475D UPP SERANGOON CRES Floor 13 TO 15 | 990sqft | S$820,000 | ▼S$828 -2.0% vs FV | 99yr from 2014 |
May 2026 | Blk 475D UPP SERANGOON CRES Floor 13 TO 15 | 990sqft | S$820,000 | ▼S$828 -2.0% vs FV | 99yr from 2014 |
Apr 2026 | Blk 475D UPP SERANGOON CRES Floor 04 TO 06 | 990sqft | S$720,000 | ▼S$727 -14.0% vs FV | 99yr from 2014 |
Jan 2026 | Blk 475D UPP SERANGOON CRES Floor 16 TO 18 | 990sqft | S$850,000 | ▲S$858 +1.5% vs FV | 99yr from 2014 |
Blk 475D UPP SERANGOON CRES
May 2026 · Floor 13 TO 15
-2.0% vs FV
Blk 475D UPP SERANGOON CRES
May 2026 · Floor 13 TO 15
-2.0% vs FV
Blk 475D UPP SERANGOON CRES
Apr 2026 · Floor 04 TO 06
-14.0% vs FV
Blk 475D UPP SERANGOON CRES
Jan 2026 · Floor 16 TO 18
+1.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room in Hougang, with a remaining lease of 87 years, stands at an estimated value of $836,257, translating to $845 PSF. This valuation reflects a market price that is 1.9% above the baseline, indicating a subtle upward trend in buyer sentiment within the Hougang region. Such a marginal difference from the baseline suggests a stable yet competitive market environment, where demand continues to gently exert upward pressure on prices.
However, it is crucial to note that the model confidence for this valuation is categorized as low. This classification stems from reliance on only three recent HDB resale transactions in the vicinity, which may not sufficiently encapsulate the broader market dynamics at play. As the property landscape continues to evolve, characterized by shifting buyer preferences and macroeconomic factors, potential investors and homeowners should approach this valuation with a nuanced understanding of the Hougang market, particularly in light of the long remaining lease, which often serves as a critical determinant of property desirability in Singapore's HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.