Meng Suan Road, Nee Soon, North Region, Singapore
$7,280,000
999-Year Luxury Masterpiece | Private Pool & Lift | D26 Landed Gem Rare "Pool Unit" at Springleaf Collection – The Ultimate 6-Bedroom Family Sanctuary! Property Description: ================ Introducing a crown jewel of the Springleaf Collection: No. 47, an expansive 3.5-storey terraced house designed for the connoisseur of space and privacy. Boasting a massive built-up of 8,589 sqft on a rare 3,100 sqft land plot, this residence is one of only two exclusive "Pool Units" in the entire 10-home development. Featuring a private 14m lap pool, a home lift serving all levels, and six palatial ensuite bedrooms, this home is the pinnacle of multi-generational luxury. Nestled in the tranquil Springleaf enclave and just minutes from the MRT, it offers a 999-year legacy that combines the serenity of nature with modern architectural brilliance. Quick Facts: ========= ✅Project Name: Springleaf Collection ✅Location / District: Meng Suan Road / District 26 ✅Nearest MRT: Springleaf MRT (Thomson-East Coast Line) ✅Land Size: approx 3,100.14 sqft ✅Built-up Size: approx 8,589.78 sqft ✅Unit Type: 6 Bedrooms + Helper’s Room (6 Bathrooms + 2 Powder Rooms + Helper's Tiolet) ✅TOP Date: Estimated JDec 2028 ✅Tenure: 999-Year Leasehold (Practically Freehold) Key Selling Points: ============= ✅The Rare "Pool Unit": One of only two units in the collection featuring a private 14m swimming pool and an expansive pool deck for outdoor hosting. ✅Generational Legacy: 999-year tenure ensures a timeless asset for your family, offering peace of mind and long-term capital preservation. ✅Palatial Space: A staggering 8,589 sqft built-up area across 3 storeys plus an attic, featuring high ceilings and premium marble/timber finishes. ✅Ultimate Convenience: Private home lift access to every floor and a car porch that comfortably parks 2 luxury vehicles. ✅Nature at Your Doorstep: Located within a short stroll to Springleaf Nature Park and Upper Seletar Reservoir, perfect for an active, green lifestyle. ✅Modern Connectivity: Fast access to the city via the Thomson-East Coast Line and major expressways (SLE, TPE, CTE). Contact Willy today! =============== Experience the grandeur of Springleaf Collection firsthand. Contact Willy Ng today at +65 9623XXXX to schedule an exclusive presentation or to receive the full floor plans and e-brochure. Disclaimer: All information provided—including the brochure, images, and approximate land and built-up sizes—is given in good faith and for reference only. These materials do not constitute a representation of fact, an offer, or part of any sales contract. Artist renderings and illustrations are impressions only and cannot be regarded as representations of fact. The developer and its agents shall not be held responsible for any inaccuracies, omissions, or changes. All areas stated are approximate measurements only and are subject to changes and/or final survey.
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 151 HDB resale transactions (data.gov.sg)
Fair Value
S$4.68M
S$545 psf
Asking Price
S$7.28M
S$2,348 psf
vs Market
+55.6%
vs Last Done
+381.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
151 comps
Nearest MRT
Khatib
2551m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
151 comparable transactions
S$519
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$545
Recent Comparable Transactions
10 shown · 151 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -10.5% vs FV | 99yr from 2001 |
May 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -10.5% vs FV | 99yr from 2001 |
May 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +13.6% vs FV | 99yr from 1998 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▼S$454 -16.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 468A ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$688,888 | ▼S$467 -14.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +6.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 310 CANBERRA RD Floor 01 TO 03 | 1,528sqft | S$800,000 | ▼S$523 -4.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.2% vs FV | 99yr from 1998 |
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+13.6% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.3% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
-16.7% vs FV
Blk 468A ADMIRALTY DR
Apr 2026 · Floor 07 TO 09
-14.3% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+6.2% vs FV
Blk 310 CANBERRA RD
Apr 2026 · Floor 01 TO 03
-4.0% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.2% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment in Sembawang, with a remaining lease of 75 years, has been estimated at an impressive $4,679,623, translating to a price per square foot (PSF) of $545. This valuation places the property significantly above the market baseline, reflecting a notable 55.6% premium compared to similar properties in the vicinity. Such a discrepancy indicates a robust demand for HDB units in this region, suggesting that buyers are willing to pay a premium for desirable attributes such as location, amenities, and the overall living environment.
Our analysis, grounded in a comprehensive review of 151 recent HDB resale transactions within the area, reinforces a high model confidence in this valuation. The extended lease duration of 75 years not only provides potential homeowners with long-term security but also contributes to the elevated valuation, as properties with longer leases tend to attract a wider pool of prospective buyers. As market dynamics continue to evolve, this property stands as a prime example of how quality, location, and lease tenure can synergistically influence real estate values in Singapore's competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.