Old Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$10,880 /month
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Total Transactions
18
Average Price
S2.5M
Total Value
S44.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$2.27M
S$533 psf
Asking Price
S$10,880
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Ang Mo Kio
2600m 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)
×1.029
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$533
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -4.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +2.6% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +12.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +4.5% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +9.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▼S$532 -0.2% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▼S$529 -0.8% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▼S$528 -0.9% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-4.9% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+12.2% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+4.5% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+9.2% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
-0.2% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
-0.8% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
-0.9% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sembawang is currently valued at an estimated $2,273,836, translating to a price per square foot (PSF) of $533. With a remaining lease of 72 years, this property presents a compelling opportunity for prospective buyers seeking a spacious living environment in a well-established neighborhood. The valuation reflects a market price that is aligned with the baseline, indicating a stable market sentiment in the area.
Our analysis is supported by data from 149 recent HDB resale transactions within the vicinity, showcasing a high level of model confidence. This robust dataset not only reinforces the credibility of the estimated value but also signals a steady demand for HDB properties in Sembawang. With its advantageous lease duration and competitive pricing, this HDB Executive unit stands out as an attractive investment opportunity in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.