Property prices per square foot in Upper Paya Lebar
95% CI $1,790–$1,900 per ft²n = 166 caveats
HDB: $705/ft² median from 62 resales · 4-room S$838,888
The median private resale price in Upper Paya Lebar is S$1,860 per square foot, from 166 caveats in the 12 months to July 2026. HDB resale, the smaller register here, runs S$705 per square foot from 62 resales, at a median 4-room price of S$838,888 (on a sample too small to publish as a market rate). Over the 9.8 years to 2026 Q2, the median price per square foot changed by +3.4% a year in cash terms, or +1.5% a year after inflation.
Map of 62 HDB resales in Upper Paya Lebar in the last 12 months; median $704 per square foot. Each dot is one resale, placed at its block and coloured by price per square foot. Full details are in the resales table below.
Only 25 4-room resales in 12 months
Prices in Upper Paya Lebar
Private resales here run 2.6× HDB: $1,860/ft² against $705/ft². Two registers, published side by side and never averaged.
Median price per ft²
$705
n = 62 resales
Median resale price
$830,444
median flat 1,130 ft²
Median lease remaining
62 yrs
of a 99-year lease
8 of 62 resales here crossed $1,000,000 in the last 12 months (12.9%).
How prices are spread in Upper Paya Lebar
Distribution of S$/ft² for 62 resales in Upper Paya Lebar over the last 12 months. They run from $518 to $867. The median is $704/ft² with a 95% CI of $668 to $740 and a middle 60% running $628 to $756. Every one of these sales is listed in the table below.
- p20 $628
- p80 $756
- 95% CI $668–$740
By flat type
Median figures for each HDB flat type resold here.
Buyers: Where does a price sit?
Ranked against 62 resales in Upper Paya Lebar (12 months).
Enter a price and a floor area to place it in Upper Paya Lebar.
Sellers: How much is my flat worth?
At the median of S$705 per square foot, over 62 resales (12 months).
A market figure for that size in Upper Paya Lebar, not a valuation of your flat.
A 1,130 ft² flat at Upper Paya Lebar’s median works out at
S$796,000
middle 60% of resales: S$710,000 to S$854,000 for that size · 62 resales, 12 months
Price by remaining lease
Every HDB flat is a 99-year leasehold, and the resale market prices the shortening tail in.
Too few 4-room resales per lease band (8 per band, over 36 months) to chart lease decay here. Serangoon usually can.
Price by floor
HDB publishes a storey range on every resale.
Too few 4-room resales per storey band (8 per band, over 12 months) to chart a floor premium here.
Resales (last 12 months)
62 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Jul 2026 | 424 Serangoon Ctrl | S$1,230,000 | Executive | 62 yrs | $767 | |
| Jul 2026 | 420 Serangoon Ctrl | S$1,030,000 | 5-room | 62 yrs | $791 | |
| Jul 2026 | 420 Serangoon Ctrl | S$930,000 | 5-room | 62 yrs | $714 | |
| Jul 2026 | 422 Serangoon Ctrl | S$925,000 | 5-room | 62 yrs | $710 | |
| Jul 2026 | 412 Serangoon Ctrl | S$845,000 | 5-room | 62 yrs | $648 | |
| Jul 2026 | 419 Serangoon Ctrl | S$822,000 | 4-room | 62 yrs | $727 | |
| Jul 2026 | 401 Serangoon Ave 1 | S$790,000 | 4-room | 62 yrs | $699 | |
| Jul 2026 | 4 Lor Lew Lian | S$480,000 | 3-room | 51 yrs | $611 | |
| Jul 2026 | 2 Lor Lew Lian | S$430,555 | 3-room | 56 yrs | $625 | |
| Jun 2026 | 422 Serangoon Ctrl | S$975,000 | 4-room | 62 yrs | $802 | |
| Jun 2026 | 2 Lor Lew Lian | S$438,000 | 3-room | 56 yrs | $635 | |
| Jun 2026 | 2 Lor Lew Lian | S$432,000 | 3-room | 56 yrs | $627 | |
| Jun 2026 | 1 Lor Lew Lian | S$430,000 | 3-room | 51 yrs | $624 | |
| Jun 2026 | 4 Lor Lew Lian | S$420,000 | 3-room | 51 yrs | $609 | |
| May 2026 | 403 Serangoon Ave 1 | S$980,000 | 5-room | 62 yrs | $753 | |
| May 2026 | 401 Serangoon Ave 1 | S$838,888 | 4-room | 62 yrs | $742 | |
| May 2026 | 408 Serangoon Ave 1 | S$805,000 | 4-room | 62 yrs | $713 | |
| May 2026 | 403 Serangoon Ave 1 | S$790,000 | 4-room | 62 yrs | $699 | |
| May 2026 | 2 Lor Lew Lian | S$480,000 | 3-room | 56 yrs | $697 | |
| May 2026 | 2 Lor Lew Lian | S$390,000 | 3-room | 56 yrs | $566 |
The other market here: 166 private sale caveats, median $1,860/ft².
Private property in Upper Paya Lebar
URA caveats lodged in the last 12 months.
Resale, per ft²
$1,860
95% CI $1,790–$1,900 · 166 strata sales, 12 months
Median price
$1,493,000
166 resale transactions, 12 months
Projects transacting
3
median unit 75 m²
By segment
| Segment | Caveats | Median price | S$/ft² |
|---|---|---|---|
| Condo & apartment | 166 | $1,493,000 | $1,860 |
| Landed | 28 | $4,190,000 | priced on land |
| Property type | Caveats | Median price | S$/ft² |
|---|---|---|---|
| Condominium | 84 | $1,500,000 | $2,020 |
| Apartment | 82 | $1,479,000 | $1,700 |
| Terrace | 20 | $3,960,000 | priced on land |
Projects in Upper Paya Lebar
| Project | Tenure | Caveats | Median price | S$/ft² |
|---|---|---|---|---|
| Forest WoodsLorong Lew Lian | 99 yrs lease commencing from 2016 | 22 | $2,029,000 | $2,080 |
| Botanique At BartleyUpper Paya Lebar Road | 99 yrs lease commencing from 2014 | 50 | $1,426,500 | $2,000 |
| Bartley ResidencesLorong How Sun | 99 yrs lease commencing from 2011 | 35 | $1,805,000 | $1,800 |
The other market here: 62 HDB resales, median $705/ft².
Nearby areas
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
Cite us
HDB resale registrations to July 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
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Plain text
IndexProp SG, "Property prices in Upper Paya Lebar", dataset 2026-07, https://indexprop.com/sg/property-prices/neighbourhood/upper-paya-lebar. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/neighbourhood/upper-paya-lebar">Property prices in Upper Paya Lebar - IndexProp SG</a> (dataset 2026-07). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.
The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/upper-paya-lebar.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.