Meng Suan Road, Nee Soon, North Region, Singapore
$5,580,000












Brand new CORNER TERRACE 999 Years Terrace Landed near Springleaf MRT Built on 999-year leasehold tenure, offering long‑term ownership peace of mind Limited Edition: Only 10 exclusive units—ensuring a low‑density, tranquil enclave * Nestled along Meng Suan Road in District 26 (Mandai / Upper Thomson), Springleaf Collection offers a serene landed address within a lush enclave Spacious Layouts: • Land areas range from ~1,943 sqft to 3,100 sqft • Built‑up sizes range from ~5,700 sqft to 8,400 sqft Offering generous living spaces, including 5–6 ensuite bedrooms Functional Luxury: Each terrace features 3.5 storeys with a home lift, allowing multi‑generational living with ease. Corner and pool‑front units available Educated Catchment Access: Easy drive access to family‑favourite schools like CHIJ St. Nicholas Girls’ School, Chung Cheng High, and Nanyang Polytechnic Nearby Conveniences: A wealth of shops, cafes and dining is available at Upper Thomson, Sembawang Road, and Seletar Park, while malls such as Thomson Plaza, Wisteria Mall, Northpoint City, and Causeway Point are just minutes away Contact Esther Ng 9.6.8.5.9.1.3.6. for viewing appointment
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$3.10M
S$543 psf
Asking Price
S$5.58M
S$977 psf
vs Market
+79.7%
vs Last Done
+109.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Khatib
2551m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$518
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$543
Recent Comparable Transactions
10 shown · 152 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▼S$454 -16.4% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +4.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +6.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -14.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +11.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +1.8% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 0.0% vs FV | 99yr from 2001 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
-16.4% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+4.1% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+6.6% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.6% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+11.6% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+1.8% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
0.0% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sembawang, boasting a remaining lease of 75 years, has garnered considerable attention in the current real estate landscape. With an estimated value of $3,104,976, translating to $543 per square foot, this property is positioned above the market average, reflecting a significant 79.7% premium from the baseline valuation. Such a substantial differential underscores the strong demand dynamics in Sembawang, as buyers are increasingly drawn to the area's growth potential and family-friendly amenities.
The model confidence for this valuation is classified as high, bolstered by an analysis of 152 recent HDB resale transactions in the vicinity. This robust dataset not only enhances the credibility of the valuation but also indicates a vibrant market activity in the region. As Sembawang continues to evolve, characterized by infrastructural developments and enhanced connectivity, the enduring appeal of HDB Executive units is anticipated to persist, further solidifying their position as a lucrative investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.