Jalan Leban, Sembawang Hills, North-east Region, Singapore
$3,800,000









CHEAP! CHEAP! CHEAP! YOU HARDLY CAN FIND renovated unit Below $4M now! - Freehold in prime D20 - Renovated - within 1km to St Nicholas Girls School - next to Pierce Reservoir with daily dose of fresh air, lush greenery and walking/running spaces. - Amenities and Food are just walking distance - Take a bus to Lentor or Upper Thomson MRT (4 bus stops) 1.5 Storey Inter-Terrace Land: 1423sqft Built up: 2000sqft* Rectangle plot, frontage 6.10m No car porch inside. Level 1: living hall, two bathrooms, two common bedrooms, dining, dry and wet kitchen, store room, helper’s room. Level 2: master bedroom with walk in wardrobes, ensuite bathroom (Can convert walk in wardrobe into another bedroom) Don’t need to have headaches on A&A or renovation from original condition terrace! Schools within 1 km - CHIJ St. Nicholas Girls' School Schools within 2 km - Ai Tong Primary School - Anderson Primary School Connectivity and Amenities: Conveniently located near several amenities - 5-minute walk away to famouse Casuarina Prata, Japanese food, zhi Char coffeeshops and nearby Sembawang Hill hawker centre. - 5-minute walk to the nearest bus stop along Upper Thomson Road, with easy access to Thomson Plaza, Yio Chu Kang MRT, Lentor MRT, Mayflower MRT and Bright Hill MRT stations - Easy access to SLE and CTE Please call Daphne Tan at 9049 XXXX for viewing appointment. Disclaimer: All sizes quoted are approximate only and are subject to final survey & authority confirmation. The information in this advertisement is a guide only and shall not be relied upon fully in your final purchase decision.
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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…


License: L3008022J
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$784,448
S$392 psf
Asking Price
S$3.80M
S$1,900 psf
vs Market
+384.4%
vs Last Done
+225.3%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$392
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +54.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +54.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.1% vs FV | 99yr from 1999 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.0% vs FV | 99yr from 1998 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,539sqft | S$945,000 | ▲S$614 +56.6% vs FV | 99yr from 1998 |
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+54.6% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.1% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+54.6% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.1% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.0% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.0% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.5% vs FV
Blk 310 CANBERRA RD
Jan 2026 · Floor 13 TO 15
+56.6% vs FV
HELIOS AI Analysis
In the current real estate landscape of Singapore, the valuation of the HDB Executive flat in Sembawang, with a remaining lease of 53 years, stands at an estimated value of $784,448, translating to a price per square foot (PSF) of $392. This valuation is noteworthy as it signifies a substantial market signal, indicating an above-market valuation with a remarkable 384.4% difference from the baseline. Such a premium suggests robust demand dynamics within this precinct, which can be attributed to Sembawang’s burgeoning development, accessibility to amenities, and an overall appeal as a residential hub.
The model confidence surrounding this valuation is marked as high, bolstered by an analysis of 302 recent HDB resale transactions within the vicinity. This comprehensive dataset provides a solid foundation for the valuation, reflecting a consistent upward trajectory in property values amidst a competitive market. The enduring appeal of HDB Executive flats, coupled with the strategic location of Sembawang, positions this property as a coveted asset for potential buyers seeking not only a home but also a viable investment opportunity in Singapore’s evolving real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.