Begonia Drive, Seletar Hills, North-east Region, Singapore
$6,000 /month
1. Spacious, Private Living on a Quiet Landed Street The 2nd storey offers a peaceful, low‑density environment that’s hard to find in condo rentals. Ideal for tenants who value privacy, quiet evenings, and a more relaxed lifestyle. 2. Bright, Airy Rooms with Excellent Natural Light Elevated position means better ventilation and sunlight throughout the day. Creates a comfortable, uplifting living environment—perfect for work‑from‑home or long stays. 3. Generous Room Sizes Compared to Typical Condo Bedrooms Landed homes often offer significantly larger bedrooms and common areas. Tenants get more space for the same budget: bigger wardrobes, study corners, or even a cozy outdoor setup. 4. Exclusive Use of the 2nd Storey (No Crowding) Tenants enjoy a semi‑private floor with minimal sharing. Great for those who prefer a quieter, more personal living arrangement. 5. Well‑Connected Yet Peaceful Location Situated in the Begonia landed enclave—serene, green, and family‑friendly. Easy access to amenities at Greenwich V, Seletar Mall, and the Seletar Aerospace Park lifestyle cluster. Quick connectivity to major expressways (CTE, TPE, SLE). 6. Ideal for Professionals Working in the North-East or Seletar Region Close to Seletar Airport, JTC aerospace hub, and business parks. Cuts down commute time while offering a comfortable home environment. 7. Ample Street Parking & Easy Drop-Off Perfect for tenants with cars or frequent visitors. No need to navigate condo carpark ramps or visitor restrictions. 8. A Homely, Comfortable Environment Landed homes offer a warmer, more personal feel than high‑rise units. Suitable for tenants who prefer a “home” rather than a “unit”. 9. Flexible Layout Options The 2nd storey can accommodate different living setups—single professionals, couples, or even small families depending on configuration. Tenants can personalise the space more easily than in a condo. 10. Good Value for Money Larger space, more privacy, and a landed lifestyle
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Total Transactions
4
Average Price
S4.9M
Total Value
S19.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 201 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$850,607
S$354 psf
Asking Price
S$6,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
201 comps
Nearest MRT
Ang Mo Kio
2434m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$577
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$354
Recent Comparable Transactions
10 shown · 201 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 +54.5% vs FV | 99yr from 2002 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▲S$547 +54.5% vs FV | 99yr from 2002 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▲S$587 +65.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▲S$551 +55.6% vs FV | 99yr from 2001 |
Apr 2026 | Blk 225C COMPASSVALE WALK Floor 07 TO 09 | 1,453sqft | S$880,000 | ▲S$606 +71.2% vs FV | 99yr from 1999 |
Apr 2026 | Blk 137 RIVERVALE ST Floor 07 TO 09 | 1,507sqft | S$848,000 | ▲S$563 +59.0% vs FV | 99yr from 1998 |
Apr 2026 | Blk 139 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$888,000 | ▲S$581 +64.1% vs FV | 99yr from 1999 |
Apr 2026 | Blk 103 RIVERVALE WALK Floor 01 TO 03 | 1,550sqft | S$860,000 | ▲S$555 +56.8% vs FV | 99yr from 1999 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +77.4% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▲S$560 +58.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▲S$565 +59.6% vs FV | 99yr from 1999 |
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
+54.5% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
+54.5% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
+65.8% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
+55.6% vs FV
Blk 225C COMPASSVALE WALK
Apr 2026 · Floor 07 TO 09
+71.2% vs FV
Blk 137 RIVERVALE ST
Apr 2026 · Floor 07 TO 09
+59.0% vs FV
Blk 139 RIVERVALE ST
Apr 2026 · Floor 13 TO 15
+64.1% vs FV
Blk 103 RIVERVALE WALK
Apr 2026 · Floor 01 TO 03
+56.8% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+77.4% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
+58.2% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
+59.6% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Sengkang, positioned at an estimated value of $850,607, reflects a price per square foot (PSF) of $354. With a remaining lease of 43 years, this property stands at a critical juncture where the balance of lease tenure plays a pivotal role in influencing buyer sentiment and pricing strategy. The valuation is derived from an extensive analysis of 201 recent HDB resale transactions in the vicinity, which reinforces the robustness of the market data and provides a strong foundation for this assessment.
Notably, the market signal indicates a 0% difference from the baseline, suggesting a stable pricing environment for HDB properties in this region. This stability can be interpreted as a reflection of consistent demand, despite broader economic fluctuations. The high model confidence associated with this valuation underscores the reliability of the data utilized, which is paramount for potential buyers and investors looking to navigate the Sengkang property landscape. As the HDB market continues to adapt to changing demographics and urban development, understanding the implications of remaining lease years and market dynamics is essential for making informed real estate decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.