







LOCATION: SERANGOON / HOUGANG Monthly rate for SINGLE PAX ALL COSTS INCLUSIVE (quarterly MCST maintenance fees $1k+, high speed wifi, water/electricity utilities, aircon servicing + professional cleaning) : *Single room $1300 for 6mths $1200 for 1 year $1100 for 2 years Transport: *Hougang MRT Station (Purple Line), a few minutes away by direct Condo Shuttle Van.. or 3 stops away by public buses! *Easy access from Condo to 6 bus stops nearby/surrounding: 2 along main Upper Serangoon Road & 2 each outside Condo gates at Hougang Ave 7 and Upper Serangoon View *Carpark lots available for drivers - Welcome professionals of all nationalities - Access to Condo facilities: pools, jacuzzi, gym, tennis courts, BBQ pavilions, function room, etc - Unblocked river view: wake up to bird song & enjoy walks with seamless access to the Park Connector downstairs - Minimart within Condo premises - Easy walking distance to 4 nearby foodcourts, NTUC supermarket, shophouse convenience/provision stores, restaurants & Punggol Park - Hougang Mall/interchange with wide range of eateries & supermarkets is 5 mins away by free condo shuttle van Each room is furnished with: - Wardrobe - BRAND NEW pillows/bedlinens/duvet/study desk/chair/desk lamp - Air conditioning in all rooms (FOR SHARING at common area): Brand new kitchen utensils/pots, equipment & laundry appliances, including Washer/Dryer/automated drying rack NOTE: - Quarterly Aircon servicing included - Unlimited highspeed “SingTel Wifi 6” included - Cost of regular professional cleaning of common areas included, tenant may self-supervise worker cleaning of own room at no extra charge - Light cooking only: use BRAND NEW induction cooker/toaster Contact Klyssa 8.3.3.4.2.1.7.7. for exclusive viewing today!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
140
Average Price
S1.3M
Total Value
S187.3M
Calculating fair value from URA transaction data…

License: L3008022J
Estimated sale value based on 121 URA transactions
Fair Value
S$52,134
S$521 psf
Asking Price
S$1,100
S$11 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.0%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
121 comps
Nearest MRT
Hougang
1031m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
121 comparable transactions
S$1,065
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$521
Recent Comparable Transactions
10 shown · 121 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +103.6% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,465sqft | S$2,615,000 | ▲S$1,061 +103.6% vs FV | 99 yrs lease commencing from 2001 |
Jul 2025 | UPPER SERANGOON VIEW Floor 16-20 | 2,153sqft | S$2,260,000 | ▲S$1,050 +101.5% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,450,000 | ▲S$1,161 +122.8% vs FV | 99 yrs lease commencing from 2001 |
Jun 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,249sqft | S$1,542,000 | ▲S$1,235 +137.0% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,668sqft | S$1,800,000 | ▲S$1,079 +107.1% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,367sqft | S$1,430,000 | ▲S$1,046 +100.8% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,679sqft | S$1,780,000 | ▲S$1,060 +103.5% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 01-05 | 1,636sqft | S$1,720,000 | ▲S$1,051 +101.7% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,066sqft | S$1,100,000 | ▲S$1,032 +98.1% vs FV | 99 yrs lease commencing from 2001 |
Mar 2025 | UPPER SERANGOON VIEW Floor 11-15 | 1,249sqft | S$1,460,000 | ▲S$1,169 +124.4% vs FV | 99 yrs lease commencing from 2001 |
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+103.6% vs FV
UPPER SERANGOON VIEW
Aug 2025 · Floor 16-20
+103.6% vs FV
UPPER SERANGOON VIEW
Jul 2025 · Floor 16-20
+101.5% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 11-15
+122.8% vs FV
UPPER SERANGOON VIEW
Jun 2025 · Floor 01-05
+137.0% vs FV
UPPER SERANGOON VIEW
May 2025 · Floor 01-05
+107.1% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+100.8% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+103.5% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 01-05
+101.7% vs FV
UPPER SERANGOON VIEW
Apr 2025 · Floor 11-15
+98.1% vs FV
UPPER SERANGOON VIEW
Mar 2025 · Floor 11-15
+124.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 121 URA transactions (0 outliers removed), adjusted for: Tenure decay (52.9% discount); AI-detected value boosters: unblocked view, brand new (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.