Sunrise Terrace, Yio Chu Kang East, North-east Region, Singapore
$3,150,360
Various unit at Cabana for sale. 4 storey plus roof terrace 103 years--left 87 years Cabana Cluster House A cluster landed housing development at Sunrise Terrace (District 28, Yio Chu Kang area). Comprises terrace‑style landed homes with shared facilities such as pool, gym, and landscaped gardens. Designed for families who want landed living with condo‑style amenities. Benefits of Owning Cabana Cluster House Landed home with facilities – enjoy private space plus shared amenities like pool and gym. 2 basement car parks – sheltered parking keeps family safe from rain and sun. Value for money – compared to leasehold condos nearby, a freehold/cluster landed home at ~$3M (~$1,005 psf) is attractive. Family‑friendly environment – safe, gated community with landscaped surroundings. Prestige of landed living – rare in Singapore, especially with facilities included. Selling Points: -Prestigious landed lifestyle with condo facilities. -Practical sheltered car parks. -Strong value compared to 3‑bedroom condos in the area. Considerations: Multiple stairs – some buyers dislike, though others see it as exercise. Not near MRT – typical of landed homes, requiring car or bus access. Houses are close together – some buyers feel neighbors are too near. (pictures are for illustration propose only not actual unit) Disclaimer: All details, availability, built-up areas, and prices are based on approximate measurements. They are subject to final survey and confirmation, and shall not form part of any offer or contract. They do not constitute any warranty by the salesperson and should not be regarded as statements or representations of fact.”
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Total Transactions
40
Average Price
S2.4M
Total Value
S94.6M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 202 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$1.77M
S$606 psf
Asking Price
S$3.15M
S$1,080 psf
vs Market
+78.2%
vs Last Done
+97.4%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
202 comps
Nearest MRT
Ang Mo Kio
2101m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
202 comparable transactions
S$577
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$606
Recent Comparable Transactions
10 shown · 202 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -9.7% vs FV | 99yr from 2002 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -9.7% vs FV | 99yr from 2002 |
Apr 2026 | Blk 316C ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$850,000 | ▲S$632 +4.3% vs FV | 99yr from 2003 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▼S$587 -3.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▼S$551 -9.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 225C COMPASSVALE WALK Floor 07 TO 09 | 1,453sqft | S$880,000 | ▼S$606 0.0% vs FV | 99yr from 1999 |
Apr 2026 | Blk 137 RIVERVALE ST Floor 07 TO 09 | 1,507sqft | S$848,000 | ▼S$563 -7.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 139 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$888,000 | ▼S$581 -4.1% vs FV | 99yr from 1999 |
Apr 2026 | Blk 103 RIVERVALE WALK Floor 01 TO 03 | 1,550sqft | S$860,000 | ▼S$555 -8.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +3.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -7.6% vs FV | 99yr from 2001 |
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-9.7% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-9.7% vs FV
Blk 316C ANCHORVALE LINK
Apr 2026 · Floor 10 TO 12
+4.3% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
-3.1% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 225C COMPASSVALE WALK
Apr 2026 · Floor 07 TO 09
0.0% vs FV
Blk 137 RIVERVALE ST
Apr 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 139 RIVERVALE ST
Apr 2026 · Floor 13 TO 15
-4.1% vs FV
Blk 103 RIVERVALE WALK
Apr 2026 · Floor 01 TO 03
-8.4% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+3.6% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-7.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Sengkang, with a remaining lease of 86 years, presents a compelling investment opportunity in the current real estate landscape. With an estimated value of $1,767,979, equating to $606 per square foot, this property is positioned significantly above the market baseline, reflecting a notable 78.2% premium. Such a substantial difference indicates a robust demand for HDB units in this emerging district, which has been bolstered by Sengkang’s comprehensive urban planning and infrastructure development.
This analysis is grounded in a thorough review of 202 recent HDB resale transactions within the vicinity, which affirms high market confidence in this valuation. The high model confidence rating suggests that the property’s value is not only well-supported by current market dynamics but also aligns with the broader trends observed in the HDB market. As the region continues to evolve, factors such as proximity to amenities, public transport accessibility, and community development will likely sustain the upward trajectory of property values, making this HDB Executive a strategic acquisition for discerning investors seeking long-term capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.