Bo Seng Avenue, Malcolm, Central Region, Singapore
$7,500,000








Contact : DAPHNE TAY 合宝 9855.9638 Escape to your own private sanctuary in this serene, low-density location. Nestled in a quiet cul-de-sac, this cozy & modern Semi-Detached home offers a perfect blend of space, privacy and a premier address. Property Highlights: · Prime Address : Nestled in a serene & exclusive landed enclave, you are moments away from the city's finest lifestyle, educational & medical amenities. · Elite Schools Proximity: A key feature for families, with renowned schools such as ACS, CHIJ, SJI etc… · Private Resort-Style Living : Your very own private swimming pool, perfect for family fun & refreshing morning swims… · Spacious & Versatile Layout : A well-designed regular layout spread over 2.5 storeys, featuring 6 comfortable bedrooms, providing ample space for a large family, a home office and guest suites. · Ample Vehicle Accommodation : parking for 2 cars, with additional convenient street parking for guests. · Freehold Ownership: A valuable title in land-scarce Singapore, ensuring lasting value for generations. The motivated seller is committed to a smooth and efficient sale, presenting a genuine opportunity for the discerning buyer or investor to secure a prime asset. This is an exceptional property you cannot afford to miss. Call me on 9855.9638 for a private viewing. Level 1: - Living, dining, kitchen - Granny’s room with ensuite bathroom - Store room Level 2: - Master bedroom ensuite + Study - 2 bedrooms sharing a jack & jill bathroom Level 3: - 2 junior master ensuite bedrooms - TV area Schools within 1km : - ACS (Barker) - CHIJ (Toa Payoh) Schools within 2km : - SJI - Catholic JC - SCGS DAPHNE TAY (65) 9855.9638 Email : daphne.tay@propnex.com PropNex GCB / Prestige Landed Group CEA Reg No. R009268E Sizes indicated are approximate, subject to final survey. Any information in the listing shall not create or constitute any commitment or warranty to this property.
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Total Transactions
3
Average Price
S5.2M
Total Value
S15.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 194 HDB resale transactions (data.gov.sg) · 6 outliers removed (IQR)
Fair Value
S$2.47M
S$618 psf
Asking Price
S$7.50M
S$1,875 psf
vs Market
+203.3%
vs Last Done
+198.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
194 comps
Nearest MRT
Novena
833m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
194 comparable transactions
S$577
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$618
Recent Comparable Transactions
10 shown · 194 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -9.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -8.6% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -8.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +1.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +0.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -2.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -7.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -10.7% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -3.7% vs FV | 99yr from 2001 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-9.4% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-8.4% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+1.1% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-2.8% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-7.8% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-10.7% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
The HDB Executive in Sengkang, with a remaining lease of 75 years, presents a compelling case for valuation at an estimated $2,472,794, translating to $618 per square foot. This valuation positions the property significantly above the market baseline, showcasing a remarkable 203.3% premium. Such a deviation from the norm indicates a robust demand for HDB properties in this locale, underscored by changing demographic trends and the increasing desirability of Sengkang as a residential hub.
The model confidence is rated as high, bolstered by an extensive dataset derived from 194 recent HDB resale transactions in the vicinity. This data-driven approach highlights the ongoing upward pressure on property values, attributed to factors such as connectivity improvements, a growing community infrastructure, and enhanced amenities that attract both first-time buyers and investors. As Singapore's housing market continues to evolve, this HDB Executive not only signifies a strong investment opportunity but also reflects the dynamic nature of the HDB segment within the broader property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.