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…
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Automated Valuation based on 372 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$2.24M
S$574 psf
Asking Price
S$10.50M
S$1,229 psf
vs Market
+369.1%
vs Last Done
+102.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
372 comps
Nearest MRT
Kranji
1018m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
372 comparable transactions
S$547
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$574
Recent Comparable Transactions
10 shown · 372 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 670 WOODLANDS DR 71 Floor 07 TO 09 | 1,399sqft | S$850,000 | ▲S$607 +5.7% vs FV | 99yr from 2000 |
May 2026 | Blk 670 WOODLANDS DR 71 Floor 07 TO 09 | 1,399sqft | S$850,000 | ▲S$607 +5.7% vs FV | 99yr from 2000 |
May 2026 | Blk 652 WOODLANDS RING RD Floor 10 TO 12 | 1,550sqft | S$938,000 | ▲S$605 +5.4% vs FV | 99yr from 1998 |
May 2026 | Blk 650 WOODLANDS RING RD Floor 10 TO 12 | 1,518sqft | S$895,000 | ▲S$590 +2.8% vs FV | 99yr from 1998 |
Apr 2026 | Blk 670 WOODLANDS DR 71 Floor 01 TO 03 | 1,399sqft | S$850,000 | ▲S$607 +5.7% vs FV | 99yr from 2000 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -7.8% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 0.0% vs FV | 99yr from 1998 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▲S$593 +3.3% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +7.0% vs FV | 99yr from 1999 |
Jan 2026 | Blk 670 WOODLANDS DR 71 Floor 01 TO 03 | 1,399sqft | S$820,000 | ▲S$586 +2.1% vs FV | 99yr from 2000 |
Jan 2026 | Blk 652 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$885,000 | ▼S$571 -0.5% vs FV | 99yr from 1998 |
Blk 670 WOODLANDS DR 71
May 2026 · Floor 07 TO 09
+5.7% vs FV
Blk 670 WOODLANDS DR 71
May 2026 · Floor 07 TO 09
+5.7% vs FV
Blk 652 WOODLANDS RING RD
May 2026 · Floor 10 TO 12
+5.4% vs FV
Blk 650 WOODLANDS RING RD
May 2026 · Floor 10 TO 12
+2.8% vs FV
Blk 670 WOODLANDS DR 71
Apr 2026 · Floor 01 TO 03
+5.7% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-7.8% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
0.0% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+3.3% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+7.0% vs FV
Blk 670 WOODLANDS DR 71
Jan 2026 · Floor 01 TO 03
+2.1% vs FV
Blk 652 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
-0.5% vs FV
HELIOS AI Analysis
The HDB Executive unit in Woodlands, with a remaining lease of 75 years, presents a compelling investment opportunity, currently valued at approximately $2,238,387 or $574 PSF. This valuation is significantly above the market baseline, reflecting a remarkable 369.1% difference, indicative of strong demand within this thriving district. Such a premium valuation is supported by a robust model confidence rating of High, derived from an extensive analysis of 372 recent HDB resale transactions in the vicinity.
Woodlands has emerged as a focal point for residential growth, bolstered by ongoing infrastructural developments and an expanding community. The longevity of the remaining lease enhances its appeal, as buyers increasingly seek properties that offer both security and potential for appreciation. The current market dynamics suggest an upward trajectory in HDB prices, fueled by limited supply and sustained demand, positioning this Executive unit as a strategic acquisition for discerning investors aiming to capitalize on Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.