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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
Automated Valuation based on 147 HDB resale transactions (data.gov.sg)
Fair Value
S$3.33M
S$391 psf
Asking Price
S$11.49M
S$1,350 psf
vs Market
+245.1%
vs Last Done
+144.1%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
147 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
147 comparable transactions
S$516
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$391
Recent Comparable Transactions
10 shown · 147 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▲S$465 +18.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,539sqft | S$945,000 | ▲S$614 +57.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 336 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$765,000 | ▲S$511 +30.7% vs FV | 99yr from 1999 |
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.8% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.5% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+18.9% vs FV
Blk 310 CANBERRA RD
Jan 2026 · Floor 13 TO 15
+57.0% vs FV
Blk 336 SEMBAWANG CRES
Jan 2026 · Floor 10 TO 12
+30.7% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB Executive in Sembawang, with a remaining lease of 53 years, stands at an estimated value of $3,329,054, translating to a price per square foot (PSF) of $391. This valuation is notably positioned above the market baseline, reflecting a substantial 245.1% difference. Such a premium suggests a robust demand for executive HDB units in this locale, driven by various factors including enhanced connectivity, amenities, and the overall desirability of the Sembawang area.</p> <p>Our analysis, grounded in the review of 147 recent HDB resale transactions in the vicinity, indicates a high model confidence in this valuation. The elevated market signal underscores the competitive nature of the current real estate landscape, where buyers are willing to invest significantly for properties that offer both long-term value and potential appreciation. With a remaining lease of 53 years, this executive HDB not only provides a sustainable living option but also reflects the growing trend of buyers seeking quality residences in established neighborhoods.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.