Nemesu Avenue, Sembawang Hills, North-east Region, Singapore
$6,880,000
Luxurious Freehold Property in District 20 Situated at Nemesu Avenue, this exquisite property offers a rare opportunity for those seeking a freehold residence in District 20. Spanning across a generous land size of 2251 sqft, with a spacious build-up area of 4369sqft spread over three levels (comprising two stories and an attic), this home promises ample space and comfort. The property boasts a total of 5 bedrooms, including a study room. There are 7 bathrooms in total, out of which 6 are ensuites, ensuring privacy and convenience for all residents. The kitchen is equipped with tasteful carpentry, featuring modern kitchen cabinets. The interior features a blend of premium flooring materials including marble, tiles, and parquet, adding a touch of elegance to each space. A lift is included, providing easy access across all levels of the home. Anticipated to be completed around May 2026, this property offers a prospective owner the opportunity to enjoy vacant possession and the commencement of the 1-year Defects Liability Period (DLP) from the same date. This ensures peace of mind regarding construction quality and maintenance. In summary, Nemesu Avenue represents a blend of luxury, functionality, and prime location, making it an ideal choice for discerning buyers looking to invest in a prestigious freehold property in District 20.
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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…


License: L3008022J
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$1.71M
S$392 psf
Asking Price
S$6.88M
S$3,056 psf
vs Market
+301.5%
vs Last Done
+440.9%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Ang Mo Kio
2246m 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)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$392
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 +44.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +29.3% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.5% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +52.6% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +42.1% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +48.5% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +35.7% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +34.9% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▲S$528 +34.7% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+29.3% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+44.1% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+39.5% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+52.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+42.1% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+48.5% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+35.7% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+34.9% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
+34.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 53 years, reflects a notable market signal indicating an above-market positioning. With an estimated value of $1,713,405, equating to $392 per square foot, this valuation presents a remarkable 301.5% difference from the baseline. Such a premium suggests that the property not only benefits from its unique executive status but also from the increasing desirability of the Sembawang region, which has become a focal point for families seeking spacious and comfortable living options in a rapidly evolving neighborhood.
Analyzing the recent performance of the HDB resale market, which is supported by 149 transactions in the vicinity, we observe a strong demand for larger living spaces as urbanization continues to shape buyer preferences. The high model confidence associated with this valuation indicates that the data utilized for comparative analysis is robust, further validating the premium placed on this property. As the remaining lease period is still substantial, potential buyers are likely to view this property as a long-term investment, thus reinforcing its elevated market status in the current landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.