Pinewood Grove, Woodgrove, North Region, Singapore
$3,500,000
Land size: Est. 3,150 sqft Built up: Est. 3,800 sqft 3 Storey Corner Terrace: 6 Bedrooms Leasehold 99 years from Sept 1993 A rare opportunity to own a 3-storey corner terrace set on elevated ground, offering enhanced privacy and a commanding presence. Sitting on an estimated 3,150 sqft of land with a generous built-up of approximately 3,800 sqft, this well-maintained residence features 6 spacious bedrooms—ideal for multi-generational living. Thoughtfully designed and tastefully renovated with premium fittings, the home exudes understated elegance and functional luxury throughout. Presented in 100% move-in condition, it is a distinguished offering that combines space, exclusivity, and long-term value—truly a prized acquisition for discerning homeowners.
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Total Transactions
3
Average Price
S2.2M
Total Value
S6.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 408 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$2.19M
S$577 psf
Asking Price
S$3.50M
S$1,111 psf
vs Market
+59.7%
vs Last Done
+110.0%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
408 comps
Nearest MRT
Marsiling
802m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
408 comparable transactions
S$557
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$577
Recent Comparable Transactions
10 shown · 408 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -8.3% vs FV | 99yr from 1998 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -8.3% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 -0.5% vs FV | 99yr from 1998 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -8.3% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 -0.5% vs FV | 99yr from 1998 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▲S$593 +2.8% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +6.4% vs FV | 99yr from 1999 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▲S$593 +2.8% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +6.4% vs FV | 99yr from 1999 |
Jan 2026 | Blk 670 WOODLANDS DR 71 Floor 01 TO 03 | 1,399sqft | S$820,000 | ▲S$586 +1.6% vs FV | 99yr from 2000 |
Jan 2026 | Blk 652 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$885,000 | ▼S$571 -1.0% vs FV | 99yr from 1998 |
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+2.8% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+6.4% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+2.8% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+6.4% vs FV
Blk 670 WOODLANDS DR 71
Jan 2026 · Floor 01 TO 03
+1.6% vs FV
Blk 652 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
-1.0% vs FV
HELIOS AI Analysis
In the vibrant landscape of Singapore's real estate market, the recent valuation of an Executive HDB in Woodlands, with a remaining lease of 71 years, presents a compelling case for discerning investors. With an estimated value of $2,191,373, translating to $577 per square foot, this property not only stands out in terms of pricing but also signals a robust demand in the Woodlands area. The valuation is notably positioned 59.7% above the market baseline, indicating strong market sentiment and a premium attributed to the location, amenities, and potential future developments in the region.
The model confidence for this valuation is classified as high, derived from an extensive analysis of 408 recent HDB resale transactions in the vicinity. Such a substantial data set reinforces the reliability of this valuation, providing a strong foundation for prospective buyers and sellers alike. As the market dynamics continue to evolve, the combination of a favorable remaining lease and a heightened valuation amidst a competitive landscape underscores the investment potential of this Executive HDB, making it an attractive opportunity for those looking to capitalize on the thriving property market in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.