How Sun Avenue, Upper Paya Lebar, North-east Region, Singapore
$4,800 /month
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Total Transactions
6
Average Price
S2.7M
Total Value
S15.9M
Calculating fair value from URA transaction data…
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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$4,800
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
202 comps
Nearest MRT
Bartley
317m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
202 comparable transactions
S$650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$717
Recent Comparable Transactions
10 shown · 202 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 2 LOR LEW LIAN Floor 07 TO 09 | 689sqft | S$480,000 | ▼S$697 -2.8% vs FV | 99yr from 1983 |
May 2026 | Blk 2 LOR LEW LIAN Floor 07 TO 09 | 689sqft | S$480,000 | ▼S$697 -2.8% vs FV | 99yr from 1983 |
May 2026 | Blk 2 LOR LEW LIAN Floor 04 TO 06 | 689sqft | S$390,000 | ▼S$566 -21.1% vs FV | 99yr from 1983 |
May 2026 | Blk 301 SERANGOON AVE 2 Floor 04 TO 06 | 721sqft | S$460,000 | ▼S$638 -11.0% vs FV | 99yr from 1985 |
May 2026 | Blk 306 SERANGOON AVE 2 Floor 07 TO 09 | 646sqft | S$455,000 | ▼S$705 -1.7% vs FV | 99yr from 1985 |
May 2026 | Blk 227 SERANGOON AVE 4 Floor 10 TO 12 | 721sqft | S$530,000 | ▲S$735 +2.5% vs FV | 99yr from 1984 |
May 2026 | Blk 223 SERANGOON AVE 4 Floor 04 TO 06 | 721sqft | S$445,000 | ▼S$617 -13.9% vs FV | 99yr from 1984 |
May 2026 | Blk 222 SERANGOON AVE 4 Floor 07 TO 09 | 721sqft | S$480,000 | ▼S$666 -7.1% vs FV | 99yr from 1985 |
May 2026 | Blk 204 SERANGOON CTRL Floor 07 TO 09 | 689sqft | S$505,000 | ▲S$733 +2.2% vs FV | 99yr from 1985 |
May 2026 | Blk 207 SERANGOON CTRL Floor 07 TO 09 | 689sqft | S$520,000 | ▲S$755 +5.3% vs FV | 99yr from 1986 |
May 2026 | Blk 152 SERANGOON NTH AVE 1 Floor 01 TO 03 | 689sqft | S$443,000 | ▼S$643 -10.3% vs FV | 99yr from 1986 |
Blk 2 LOR LEW LIAN
May 2026 · Floor 07 TO 09
-2.8% vs FV
Blk 2 LOR LEW LIAN
May 2026 · Floor 07 TO 09
-2.8% vs FV
Blk 2 LOR LEW LIAN
May 2026 · Floor 04 TO 06
-21.1% vs FV
Blk 301 SERANGOON AVE 2
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 306 SERANGOON AVE 2
May 2026 · Floor 07 TO 09
-1.7% vs FV
Blk 227 SERANGOON AVE 4
May 2026 · Floor 10 TO 12
+2.5% vs FV
Blk 223 SERANGOON AVE 4
May 2026 · Floor 04 TO 06
-13.9% vs FV
Blk 222 SERANGOON AVE 4
May 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 204 SERANGOON CTRL
May 2026 · Floor 07 TO 09
+2.2% vs FV
Blk 207 SERANGOON CTRL
May 2026 · Floor 07 TO 09
+5.3% vs FV
Blk 152 SERANGOON NTH AVE 1
May 2026 · Floor 01 TO 03
-10.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in Serangoon reflects a robust market positioning with an estimated value of $573,538, translating to a price per square foot of $717 PSF. This valuation holds particular significance given the remaining lease of 75 years, which offers prospective buyers a substantial tenure in an area known for its family-friendly environment and proximity to essential amenities. Such attributes contribute positively to the desirability of the property, fostering a stable market sentiment.
Current market dynamics reveal a noteworthy signal, with the property’s estimated value showing a 0% difference from the baseline, indicating a balanced market condition without excessive inflationary pressures. The model confidence is rated high, underscoring the reliability of the valuation, which is supported by a comprehensive analysis of 202 recent HDB resale transactions in the vicinity. This data-driven insight not only affirms the property’s competitive pricing but also highlights the enduring appeal of Serangoon as a sought-after residential locale within Singapore’s vibrant property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.