









Today, the rustic surroundings and charming architecture present a picture-perfect setting to experience an idyllic, relaxing lifestyle away from the buzz of city life, with the company of like-minded residents to partake of countryside activities and community bonding associated with co-living, yet within proximity to amenities. Admiralty Hills, a co-living space readapted from former colonial houses, is thoughtfully designed for individuals seeking a serene and communal stay. Our fully furnished co-living spaces offer working professionals and seniors a peaceful retreat in Northern Singapore. ⭐Housekeeping ★Weekly housekeeping included Varied Room Sizes ★From Single to Quad shared, fully ensuite bathroom and kitchenette ⭐To re-adapt these former colonial houses into a unique experential co-living stay, available to both foreigners and Singaporeans, highlighting its history and bringing together the neighbouring communities Sport Facilities ★Various sport facilities planned such as pickleball, basketball, beach volleyball cum children sand pit, dog run and etc ⭐F&B Convenience ★In-house F&B for daily conveniences at special price to tenants ⭐Communal Spaces ★Large spacious fully furnished and equipped kitchen, dining, laundry, gym and co-working spaces ★Free use of all shared amenities - no hidden fees ★Walking distance to parks and recreational spaces ★Fully Furnished Units ★Nearest MRT: Canberra Station ★Bus stop ID: 58199 (Bus 169) ⭐One Call Handles All – Contact Nancy Ng Hybrid Team⭐ ★Email: nancyng.png@gmail.com ★Hotline: 9181 XXXX (Call/WhatsApp/Telegram) ★WeChat: Nancy_aRJaY ★YouTube: tinyurl.com/Nancyng-arjay ★Website: nancyng-r003618a.sri.com.sg ★Limited Prime Listings – Act Now! ★Owners: List with us for competitive rates & fast transactions ★Buyers/Tenants: Get VIP access to exclusive properties We have a trained team to assist. The service you trust 101% Since 2003
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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…
Estimated sale value based on 155 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.62M
S$592 psf
Asking Price
S$24,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
155 comps
Nearest MRT
Sembawang
1411m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
155 comparable transactions
S$563
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$592
Recent Comparable Transactions
10 shown · 155 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▲S$595 +0.5% vs FV | 99yr from 1988 |
Mar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▲S$595 +0.5% vs FV | 99yr from 1988 |
Mar 2026 | Blk 877 YISHUN ST 81 Floor 10 TO 12 | 1,528sqft | S$980,000 | ▲S$641 +8.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 836 YISHUN ST 81 Floor 10 TO 12 | 1,572sqft | S$995,000 | ▲S$633 +6.9% vs FV | 99yr from 1988 |
Feb 2026 | Blk 344 YISHUN AVE 11 Floor 01 TO 03 | 1,572sqft | S$930,000 | ▼S$592 0.0% vs FV | 99yr from 1988 |
Feb 2026 | Blk 351 YISHUN AVE 11 Floor 07 TO 09 | 1,572sqft | S$953,000 | ▲S$606 +2.4% vs FV | 99yr from 1988 |
Feb 2026 | Blk 650 YISHUN AVE 4 Floor 01 TO 03 | 1,711sqft | S$1,100,000 | ▲S$643 +8.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 352 YISHUN RING RD Floor 01 TO 03 | 1,572sqft | S$875,000 | ▼S$557 -5.9% vs FV | 99yr from 1988 |
Feb 2026 | Blk 792 YISHUN RING RD Floor 01 TO 03 | 1,528sqft | S$833,000 | ▼S$545 -7.9% vs FV | 99yr from 1987 |
Feb 2026 | Blk 328 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$865,000 | ▼S$550 -7.1% vs FV | 99yr from 1988 |
Feb 2026 | Blk 292 YISHUN ST 22 Floor 01 TO 03 | 1,776sqft | S$940,000 | ▼S$529 -10.6% vs FV | 99yr from 1992 |
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+0.5% vs FV
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+0.5% vs FV
Blk 877 YISHUN ST 81
Mar 2026 · Floor 10 TO 12
+8.3% vs FV
Blk 836 YISHUN ST 81
Mar 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 344 YISHUN AVE 11
Feb 2026 · Floor 01 TO 03
0.0% vs FV
Blk 351 YISHUN AVE 11
Feb 2026 · Floor 07 TO 09
+2.4% vs FV
Blk 650 YISHUN AVE 4
Feb 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 352 YISHUN RING RD
Feb 2026 · Floor 01 TO 03
-5.9% vs FV
Blk 792 YISHUN RING RD
Feb 2026 · Floor 01 TO 03
-7.9% vs FV
Blk 328 YISHUN RING RD
Feb 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 292 YISHUN ST 22
Feb 2026 · Floor 01 TO 03
-10.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Yishun, with a remaining lease of 75 years, stands at an estimated value of $5,619,801, translating to a price per square foot (PSF) of $592. This valuation is particularly significant as it reflects a market price that shows a 0% difference from the baseline, indicating a stable and balanced demand in the current real estate landscape. The model confidence is rated as high, bolstered by a robust dataset derived from 155 recent HDB resale transactions within the vicinity, thereby reinforcing the credibility of this valuation.
The property market in Yishun demonstrates a resilient performance, characterized by a steady appetite for HDB executive flats amidst a competitive environment. The sustained remaining lease of 75 years provides potential buyers with a lengthy tenure, appealing to both owner-occupiers and investors seeking long-term value. Given the strong market signals and the high confidence level in the valuation model, this property represents a premium opportunity for discerning buyers looking to capitalize on the Yishun district's evolving real estate dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.