Jalan Sankam, Sembawang Straits, North Region, Singapore
$6,200,000
Modern Tranquility in District 27 Experience the perfect harmony of sleek design and functional luxury with Zen, a newly launched, freehold intermediate terrace house. This architectural masterpiece offers a sophisticated sanctuary featuring modern layouts and a contemporary aesthetic. Property Highlights ============== ✔️Type: 3-Storey Intermediate Terrace with an Attic and a Lift. ✔️Space: Approx 1,771 sqft Land Area and 4,834 sqft Built-up Area. ✔️Orientation: North-East Facing. ✔️Tenure: Freehold ✔️Estimated T.O.P: Q3 2026. ✔️Asking Price: $6.2M. Exquisite Interior & Layout =================== ✔️Designed for both grand entertaining and private relaxation, the home features an open-planned layout with lofty ceilings and a centerpiece modern spiral staircase. ✔️5 Bedrooms & 5 Bathrooms: Includes a Master Suite with a deep soaking tub, a Junior Master, and multiple en-suite bedrooms. ✔️Premium Finishes: Equipped with V-Zug appliances, Bravat sanitary wares, and Italian tile or marble flooring in key living areas. ✔️Functional Spaces: Features a dedicated entertainment area, foyer, wet kitchen, laundry area, and a maid's room with an attached bath. ✔️Outdoor Living: Enjoy multiple balconies and two open roof terraces in the attic for fresh air and neighborhood views. Connectivity and Amenities ==================== ✔️Located in a tranquil enclave with excellent access to nature and essential services. ✔️Transport: Conveniently located near Sembawang MRT Station and major bus routes ✔️Eateries & Shopping: Within reach of Canberra Plaza, Sembawang Shopping Centre, and local favorites like the Sembawang White Bee Hoon and various food courts. ✔️Nature & Recreation: Enjoy proximity to Sembawang Park, the beach, and the unique Sembawang Hot Spring Park. ✔️Education: Ideally situated for families near Sembawang Primary and Wellington Primary School. Special Features ============ ✔️Private Home Lift: A traction home elevator serving all floors for ultimate accessibility. ✔️Parking: Car porch with space for 2 cars. ✔️Sustainability: Includes an EV Charging Isolator Point for your future electric vehicle. Find your center at Zen. This site is nearly complete and ready for an exclusive presentation and site viewing. Contact me today @ +65 9623XXXX to secure your presentation of this District 27 masterpiece before it's gone! Disclaimer: All information provided—including the brochure, images, and approximate land and built-up sizes—is given in good faith and for reference only. These materials do not constitute a representation of fact, an offer, or part of any sales contract. Artist renderings and illustrations are impressions only and cannot be regarded as representations of fact. The developer and its agents shall not be held responsible for any inaccuracies, omissions, or changes. All areas stated are approximate measurements only and are subject to changes and/or final survey.
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Total Transactions
2
Average Price
S1.8M
Total Value
S3.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$2.50M
S$516 psf
Asking Price
S$6.20M
S$3,501 psf
vs Market
+148.4%
vs Last Done
+657.8%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Sembawang
2041m 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)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$516
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 -10.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -10.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +13.2% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +0.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +7.2% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +5.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -5.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +12.4% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -9.3% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +2.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -7.9% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+13.2% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+0.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+7.2% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-5.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+12.4% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-9.3% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-7.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 70 years, stands at an estimated value of $2,496,328, translating to a price per square foot (PSF) of $516. This valuation is notably positioned above the current market average, reflecting a substantial 148.4% difference from the baseline. Such a premium valuation is indicative of several key market dynamics, including the desirability of the location, the size and configuration of the unit, and the overall demand for HDB properties in the region.
Based on a robust analysis of 150 recent HDB resale transactions in the vicinity, the model confidence for this valuation is rated as high. This level of confidence suggests a strong alignment between the valuation metrics and prevailing market conditions, underpinned by the continuous growth trajectory of the Sembawang property market. The extended lease period of 70 years provides potential buyers with a significant buffer against lease decay, enhancing the property’s attractiveness in a competitive landscape. In summary, this HDB Executive unit represents not only a premium investment opportunity but also a reflection of the evolving dynamics within Singapore's public housing sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.