Jalan Merdu, Sengkang Town Centre, North-east Region, Singapore
$6,380,000
Property Highlights - 999 years leasehold - Land Size: 4,774 sqft (approx.) - Built-in Area: 3,000 sqft (approx.) - High Ceiling – Bright and airy interior spaces - Facing North – Excellent orientation with good natural light - 5 Bedrooms + Utility room + 5 Bathrooms - Spacious layout ideal for multi-generational living - Quiet Environment with Excellent Privacy Lifestyle & Convenience: - Short walk to MRT Station - 5 mins drive to Compass One Shopping Mall with supermarkets, eateries, banks & amenities - Nestled within a tranquil landed enclave and well-connected to major park connectors, including the Punggol Park Connector perfect for families with easy access to nature and recreation. - Easy connectivity via TPE & KPE, linking seamlessly to all parts of Singapore Amenities & Schools: - Enjoy a host of well-integrated amenities such as Sengkang Hospital, Rivervale Mall, Compass One, Rivervale Plaza, and Sengkang Community Centre. - Surrounding schools including Sengkang Primary, Compassvale Primary, Rivervale Primary, North Spring Primary, Mee Toh School, and Global Indian International School Why You’ll Love This Home: This charming semi-detached home offers the best of both worlds — tranquility yet within easy reach of modern conveniences. A truly well-loved home, perfect for those who value space, comfort, and privacy. Call :- Harry Yap - +65 9452 XXXX www.landedelite.com
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Total Transactions
14
Average Price
S3.9M
Total Value
S54.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 153 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.78M
S$592 psf
Asking Price
S$6.38M
S$1,336 psf
vs Market
+259.2%
vs Last Done
+138.6%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
153 comps
Nearest MRT
Sengkang
643m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
153 comparable transactions
S$572
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$592
Recent Comparable Transactions
10 shown · 153 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -4.6% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -4.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +5.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +5.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▲S$601 +1.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -3.7% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -6.8% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▲S$595 +0.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▲S$600 +1.4% vs FV | 99yr from 2001 |
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.4% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.4% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-4.6% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+5.6% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+5.1% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
+1.5% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-3.7% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-6.8% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
+1.4% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sengkang, with a remaining lease of 71 years, has been assessed at an estimated value of $1,776,259, translating to a price per square foot of $592. This valuation indicates a significant market signal, positioning the property at an impressive 259.2% above the baseline value. Such a premium valuation suggests robust demand in the Sengkang area, underscored by a high model confidence rating that reflects a comprehensive analysis of 153 recent HDB resale transactions in the locality.
This elevated valuation can be attributed to several key market dynamics. First, the enduring appeal of Sengkang as a vibrant residential hub, coupled with its strategic connectivity and amenities, continues to attract buyers seeking both quality living and investment potential. The remaining lease of 71 years is also a critical factor, as properties with substantial lease terms are generally perceived as lower-risk investments, further buoying their market value. As the HDB market evolves, this Executive flat not only exemplifies a strong investment opportunity but also highlights the growing trend of premium valuations within the public housing sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.