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…
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Automated Valuation based on 203 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$2.48M
S$620 psf
Asking Price
S$7.50M
S$1,875 psf
vs Market
+202.3%
vs Last Done
+216.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
203 comps
Nearest MRT
Novena
833m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
203 comparable transactions
S$579
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$620
Recent Comparable Transactions
10 shown · 203 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 302D ANCHORVALE LINK Floor 10 TO 12 | 1,399sqft | S$830,000 | ▼S$593 -4.4% vs FV | 99yr from 2001 |
May 2026 | Blk 302D ANCHORVALE LINK Floor 10 TO 12 | 1,399sqft | S$830,000 | ▼S$593 -4.4% vs FV | 99yr from 2001 |
May 2026 | Blk 313D ANCHORVALE RD Floor 04 TO 06 | 1,346sqft | S$815,000 | ▼S$606 -2.3% vs FV | 99yr from 2003 |
May 2026 | Blk 226C COMPASSVALE WALK Floor 04 TO 06 | 1,453sqft | S$821,888 | ▼S$566 -8.7% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 10 TO 12 | 1,528sqft | S$960,000 | ▲S$628 +1.3% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 16 TO 18 | 1,550sqft | S$970,000 | ▲S$626 +1.0% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.1% vs FV | 99yr from 1999 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -11.8% vs FV | 99yr from 2002 |
Apr 2026 | Blk 316C ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$850,000 | ▲S$632 +1.9% vs FV | 99yr from 2003 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▼S$587 -5.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▼S$551 -11.1% vs FV | 99yr from 2001 |
Blk 302D ANCHORVALE LINK
May 2026 · Floor 10 TO 12
-4.4% vs FV
Blk 302D ANCHORVALE LINK
May 2026 · Floor 10 TO 12
-4.4% vs FV
Blk 313D ANCHORVALE RD
May 2026 · Floor 04 TO 06
-2.3% vs FV
Blk 226C COMPASSVALE WALK
May 2026 · Floor 04 TO 06
-8.7% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 10 TO 12
+1.3% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 16 TO 18
+1.0% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 13 TO 15
-1.1% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-11.8% vs FV
Blk 316C ANCHORVALE LINK
Apr 2026 · Floor 10 TO 12
+1.9% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
-5.3% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
-11.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang reflects a robust market performance, with an estimated value of $2,480,765 or $620 PSF. This assessment is bolstered by a strong model confidence rating, derived from an analysis of 203 recent HDB resale transactions in the vicinity, which underscores the property's competitive positioning within the local market. Notably, the remaining lease of 75 years adds substantial value, appealing to both investors and homeowners who prioritize longevity in their property investments.
Market dynamics indicate that this valuation is above market, with a significant 202.3% difference from the baseline. This discrepancy suggests heightened demand for HDB Executive units in Sengkang, driven by the area's ongoing development and infrastructural improvements. These factors contribute to a favorable perception of the property, enhancing its desirability in the eyes of potential buyers. As the Sengkang region continues to evolve, this valuation reflects not only current market conditions but also the potential for future appreciation in value, making this an attractive investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.