Thong Soon Green, Springleaf, North Region, Singapore
$4,499,999
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Total Transactions
6
Average Price
S3.6M
Total Value
S21.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$1.52M
S$544 psf
Asking Price
S$4.50M
S$2,380 psf
vs Market
+195.5%
vs Last Done
+415.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Khatib
2510m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 comparable transactions
S$518
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$544
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 -0.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -14.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -12.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▼S$465 -14.5% vs FV | 99yr from 2001 |
Dec 2025 | Blk 423 CANBERRA RD Floor 04 TO 06 | 1,399sqft | S$680,000 | ▼S$486 -10.7% vs FV | 99yr from 2001 |
Nov 2025 | Blk 467A ADMIRALTY DR Floor 13 TO 15 | 1,528sqft | S$700,000 | ▼S$458 -15.8% vs FV | 99yr from 2001 |
Nov 2025 | Blk 468C ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$680,000 | ▼S$461 -15.3% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.8% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.5% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-12.7% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-14.5% vs FV
Blk 423 CANBERRA RD
Dec 2025 · Floor 04 TO 06
-10.7% vs FV
Blk 467A ADMIRALTY DR
Nov 2025 · Floor 13 TO 15
-15.8% vs FV
Blk 468C ADMIRALTY DR
Nov 2025 · Floor 07 TO 09
-15.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat in Sembawang, with a remaining lease of 75 years, stands at an estimated value of $1,522,817, translating to $544 per square foot (PSF). This valuation is notably positioned above the current market baseline, with a significant 195.5% differential, indicating robust demand and desirability in this particular segment of the HDB market. Such a premium valuation reflects not only the quality and appeal of the property itself but also the broader market dynamics at play within the Sembawang vicinity.
Our analysis is grounded in a thorough review of 149 recent HDB resale transactions in the area, which reinforces the model's high confidence level in accurately reflecting current market conditions. The sustained interest in HDB properties, particularly those with a longer lease term such as this Executive flat, underscores the growing trend among buyers looking for value retention and potential appreciation in a competitive market. As urban development continues to evolve in Sembawang, this property is positioned as an attractive investment, appealing to both families seeking spacious living as well as investors aiming to capitalize on Singapore's enduring real estate strength.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.