Meng Suan Road, Nee Soon, North Region, Singapore
$5,440,000











Springleaf Collection – Rare 999-Year Landed Homes Near Springleaf MRT Experience luxury landed living in the tranquil, leafy enclave of Springleaf Collection—a rare 999-year tenure development along Meng Suan Road, just minutes’ walk to Springleaf MRT. Tucked within a quiet low-density neighbourhood, these exclusive homes offer the perfect blend of privacy, space, and connectivity. Surrounded by nature, enjoy easy access to Springleaf Nature Park (8–12 mins walk), Upper Seletar Reservoir, Thomson Nature Park, and Lower Peirce Reservoir—ideal for outdoor enthusiasts and families alike. Enjoy seamless connectivity via SLE, CTE, and the upcoming North-South Corridor, with key destinations like Seletar Aerospace Park just 10 mins away and Orchard Road within 15 mins. Families will benefit from proximity to top schools including CHIJ St. Nicholas Girls’ School, Chung Cheng High (Yishun), and Nanyang Polytechnic—all within a short drive. A wide selection of eateries and amenities await at Upper Thomson, Sembawang Road, and Seletar Park, with malls such as Northpoint City, Causeway Point, and Thomson Plaza just minutes away. ✔ 999-Year Tenure ✔ Prime Landed Enclave ✔ Minutes to MRT & Nature Parks ✔ Excellent Connectivity ✔ Near Reputable Schools & Amenities Springleaf Collection offers timeless value in a serene landed setting—perfect for families seeking a future-ready lifestyle surrounded by nature. Guide Price from $5.5M, For More Information, contact Sophia 8.1.0.1.4.2.2.8.
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$3.09M
S$544 psf
Asking Price
S$5.44M
S$957 psf
vs Market
+75.8%
vs Last Done
+69.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Khatib
2551m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
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$544
Recent Comparable Transactions
10 shown · 302 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 +3.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +9.9% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +2.4% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+3.9% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+3.9% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+0.6% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+0.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+9.9% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+2.4% vs FV
HELIOS AI Analysis
The HDB Executive property in Sembawang, with a remaining lease of 75 years, demonstrates a compelling valuation of $3,094,435, translating to a notable $544 per square foot. This valuation sits significantly above the market baseline, exhibiting a 75.8% premium that signals robust demand and a competitive landscape in the vicinity. The strong market signal indicates that buyers are willing to pay a premium for properties that offer not only size but also strategic location advantages within Singapore's rapidly evolving real estate landscape.
The high model confidence, supported by a comprehensive analysis of 302 recent HDB resale transactions in the area, underscores the reliability of this valuation. Factors contributing to this elevated price point include the property’s spacious layout, the attractiveness of the Sembawang area, and its proximity to essential amenities and transportation links. As the market continues to shift, properties like this HDB Executive unit are poised to retain their value, reflecting the ongoing desirability of HDB living in Singapore’s diverse housing ecosystem.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.