Jalan Bumbong, Turf Club, North Region, Singapore
$10,500,000
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 366 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$2.22M
S$570 psf
Asking Price
S$10.50M
S$1,229 psf
vs Market
+372.1%
vs Last Done
+161.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
366 comps
Nearest MRT
Kranji
1018m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
366 comparable transactions
S$543
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$570
Recent Comparable Transactions
10 shown · 366 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -17.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -17.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 118 MARSILING RISE Floor 01 TO 03 | 1,862sqft | S$930,000 | ▼S$499 -12.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 339 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$985,000 | ▼S$520 -8.8% vs FV | 99yr from 1995 |
Mar 2026 | Blk 357 WOODLANDS AVE 5 Floor 04 TO 06 | 1,550sqft | S$860,000 | ▼S$555 -2.6% vs FV | 99yr from 1996 |
Mar 2026 | Blk 358 WOODLANDS AVE 5 Floor 01 TO 03 | 1,604sqft | S$930,000 | ▲S$580 +1.8% vs FV | 99yr from 1996 |
Mar 2026 | Blk 816 WOODLANDS ST 82 Floor 04 TO 06 | 1,905sqft | S$1,150,000 | ▲S$604 +6.0% vs FV | 99yr from 1994 |
Feb 2026 | Blk 119 MARSILING RISE Floor 13 TO 15 | 1,787sqft | S$930,000 | ▼S$520 -8.8% vs FV | 99yr from 1995 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$970,000 | ▼S$512 -10.2% vs FV | 99yr from 1994 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 10 TO 12 | 1,894sqft | S$1,018,000 | ▼S$537 -5.8% vs FV | 99yr from 1994 |
Feb 2026 | Blk 357 WOODLANDS AVE 5 Floor 07 TO 09 | 1,550sqft | S$950,000 | ▲S$613 +7.5% vs FV | 99yr from 1996 |
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-17.5% vs FV
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-17.5% vs FV
Blk 118 MARSILING RISE
Mar 2026 · Floor 01 TO 03
-12.5% vs FV
Blk 339 WOODLANDS AVE 1
Mar 2026 · Floor 04 TO 06
-8.8% vs FV
Blk 357 WOODLANDS AVE 5
Mar 2026 · Floor 04 TO 06
-2.6% vs FV
Blk 358 WOODLANDS AVE 5
Mar 2026 · Floor 01 TO 03
+1.8% vs FV
Blk 816 WOODLANDS ST 82
Mar 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 119 MARSILING RISE
Feb 2026 · Floor 13 TO 15
-8.8% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 04 TO 06
-10.2% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 10 TO 12
-5.8% vs FV
Blk 357 WOODLANDS AVE 5
Feb 2026 · Floor 07 TO 09
+7.5% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive property in Woodlands, with a remaining lease of 75 years, stands at an estimated value of $2,224,170, translating to an impressive $570 per square foot. This valuation is notably above the market baseline, reflecting a substantial 372.1% difference, which signals strong demand dynamics and investor confidence in the Woodlands region. Such a premium valuation is indicative of the area's desirability, driven by factors including strategic location, accessibility to amenities, and the ongoing development initiatives within the vicinity.
Analyzing the broader market context, this property valuation is supported by a robust dataset of 366 recent HDB resale transactions in the area, underscoring the high model confidence associated with this estimate. The significant market interest in Woodlands correlates with its evolving infrastructure and demographic trends, which are likely to sustain property values in the long run. As the demand for spacious HDB living options continues to rise, particularly in well-connected neighborhoods like Woodlands, this Executive flat is poised to remain a coveted asset in Singapore's competitive residential landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.