Spacious multi-storey residences designed for family living. Located in Gerald Crescent, District 28, these homes offer exclusivity and comfort with generous land sizes and built-up areas. •••••••••••••••••••••••••••••••••••••••••••••••••• Highlights - 999-Year tenure in District 28 - 4-Storey design (2.5 sty + basement) - 5 Bedrooms - 6 Bathrooms Unit Description __________________________ Detached Home - Price: S$ 10.0M - Land Size: 4,300 sqft (Approx.) - Built-Up: 6,000 sqft (Approx.) - Bedrooms: 5 - Bathrooms: 6 - Basement included Semi-Detached Home - Price: S$ 6.8M - Land Size: 2,200 sqft (Approx.) - Built-Up: 4,000 sqft (Approx.) - Bedrooms: 5 - Bathrooms: 6 - Basement included Schools Nearby - Rosyth School - Hougang Primary School Recreation & Lifestyle - Greenwich V & Seletar Mall (5–10 mins drive) - Easy access to CTE, TPE, and upcoming North-South Corridor PHOTOS ARE FOR ILLUSTRATION PURPOSES ONLY. Photos can be provided upon request. Call now for viewing or enquiries! 96****** Ian Low Stay Connected With Us: Instagram - https://instagram.com/redpropsg/ Facebook - https://facebook.com/RedPropSG/ Youtube - https://www.youtube.com/c/RedPropSG Website - https://Redprop.sg Telegram Channel - https://t.me/redpropsg Disclaimer: All land and built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts
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Total Transactions
83
Average Price
S1.3M
Total Value
S106.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 200 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$3.63M
S$604 psf
Asking Price
S$9.00M
S$2,093 psf
vs Market
+148.2%
vs Last Done
+233.3%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
200 comps
Nearest MRT
Buangkok
1630m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
200 comparable transactions
S$576
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$604
Recent Comparable Transactions
10 shown · 200 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +4.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +4.0% vs FV | 99yr from 2003 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -6.5% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -6.3% vs FV | 99yr from 1998 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +3.0% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -0.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -5.6% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -8.6% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -1.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▼S$600 -0.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 205B COMPASSVALE LANE Floor 04 TO 06 | 1,539sqft | S$950,000 | ▲S$617 +2.2% vs FV | 99yr from 1999 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+4.0% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+4.0% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-6.5% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-6.3% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+3.0% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-0.5% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-5.6% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-8.6% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 205B COMPASSVALE LANE
Jan 2026 · Floor 04 TO 06
+2.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sengkang, with a remaining lease of 74 years, reflects a significant market signal, indicating a robust demand within the HDB resale segment. Priced at an estimated value of $3,625,728, translating to $604 per square foot, this property is currently positioned above the market baseline by 148.2%. Such a premium suggests that buyers are willing to invest significantly for the unique features and location advantages that this executive unit offers, further underscoring the dynamic nature of the Sengkang property market.
Analysis based on 200 recent HDB resale transactions in the vicinity indicates a high level of confidence in this valuation. Factors contributing to the strong market performance include the area's accessibility, ongoing infrastructure developments, and the overall desirability of Sengkang as a family-friendly residential hub. The remaining lease of 74 years provides a competitive edge, appealing to both investors and owner-occupiers who prioritize long-term habitation prospects in a thriving community. Overall, this valuation not only highlights the property’s intrinsic value but also exemplifies the underlying market trends that continue to shape the Singaporean real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.