Wak Hassan Drive, Sembawang Straits, North Region, Singapore
$4,880,000
FREEHOLD Seaview Cluster House | Renovated | Lift | Sauna | EV Charger Experience luxurious waterfront living in this beautifully renovated freehold cluster home at Watercove. Offering tranquil sea views and thoughtfully designed spaces, this residence combines comfort, exclusivity, and modern convenience. The home features 5 spacious bedrooms and 6 bathrooms, ideal for multi-generational families. A private lift serving all levels ensures effortless accessibility, while the North-East facing orientation provides pleasant morning sunlight and excellent natural ventilation throughout the home. One of the standout features is the private sauna room located in the basement, allowing you to enjoy a relaxing wellness retreat in the comfort of your own home. The property has been tastefully renovated and is move-in ready, offering elegant interiors and a functional layout for modern living. For added convenience, the home includes parking for 2 cars and comes equipped with an EV charger, making it future-ready for electric vehicle owners. Located within the exclusive waterfront community of Watercove, this rare freehold seaview home offers privacy, prestige, and a serene coastal lifestyle. Contact 8628XXXX today to arrange a viewing.
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Total Transactions
10
Average Price
S3.3M
Total Value
S32.8M
Calculating fair value from URA transaction data…
Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$1.82M
S$542 psf
Asking Price
S$4.88M
S$1,458 psf
vs Market
+168.8%
vs Last Done
+215.6%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Sembawang
2576m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 comparable transactions
S$516
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$542
Recent Comparable Transactions
10 shown · 150 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 -14.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -14.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.7% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +2.0% vs FV | 99yr from 1999 |
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 -10.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +7.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -13.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▼S$531 -2.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -12.4% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.8% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.8% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.7% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+2.0% 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
-10.1% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+7.0% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-13.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-2.0% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-12.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Sembawang, with a remaining lease of 92 years, is estimated at $1,815,389, translating to a robust $542 per square foot (PSF). This valuation positions the property significantly above market expectations, showcasing a remarkable 168.8% difference from the baseline. Such a premium valuation reflects not only the inherent appeal of HDB Executive units but also the growing demand in the Sembawang area, which is characterized by its family-friendly environment, accessibility, and emerging amenities.
Market signals indicate a strong confidence in this valuation, bolstered by a high model confidence rating. The analysis draws upon a comprehensive review of 150 recent HDB resale transactions within the vicinity, illustrating a compelling narrative of rising property values in the region. As prospective buyers navigate a competitive landscape, properties like this HDB Executive unit are increasingly sought after, making it essential for stakeholders to recognize the underlying market dynamics that contribute to its elevated value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.