Meng Suan Road, Nee Soon, North Region, Singapore
$6,000 /month













Meng Suan Road -> Available End Dec 2025 -> *Comer Terrace* - 4 Bedrooms and 4 Bathrooms -> Unit Size: 398 sqm / 4289 sqft -> Bare unit -> Main door facing - NS°
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Total Transactions
4
Average Price
S3.5M
Total Value
S14.0M
Calculating fair value from URA transaction data…
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Estimated sale value based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$2.33M
S$544 psf
Asking Price
S$6,000
S$2 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Khatib
2639m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 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$544
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 -0.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -14.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -12.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▼S$465 -14.5% vs FV | 99yr from 2001 |
Dec 2025 | Blk 423 CANBERRA RD Floor 04 TO 06 | 1,399sqft | S$680,000 | ▼S$486 -10.7% vs FV | 99yr from 2001 |
Nov 2025 | Blk 467A ADMIRALTY DR Floor 13 TO 15 | 1,528sqft | S$700,000 | ▼S$458 -15.8% vs FV | 99yr from 2001 |
Nov 2025 | Blk 468C ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$680,000 | ▼S$461 -15.3% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.8% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.5% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-12.7% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-14.5% vs FV
Blk 423 CANBERRA RD
Dec 2025 · Floor 04 TO 06
-10.7% vs FV
Blk 467A ADMIRALTY DR
Nov 2025 · Floor 13 TO 15
-15.8% vs FV
Blk 468C ADMIRALTY DR
Nov 2025 · Floor 07 TO 09
-15.3% vs FV
HELIOS AI Analysis
This exclusive valuation report presents a comprehensive analysis of an Executive HDB unit located in the esteemed Sembawang area, with a remaining lease of 82 years. Priced at an estimated value of $2,332,629 (equating to $544 PSF), this property stands as a prime example of the current market dynamics within Singapore's public housing sector. Notably, the valuation reflects a market price with a 0% difference from the baseline, signifying a stable demand amidst evolving buyer preferences.
The high model confidence rating is supported by a robust dataset of 149 recent HDB resale transactions in the vicinity, underscoring the property's valuation reliability. The Sembawang area has demonstrated resilience in property values, bolstered by its strategic location and ongoing infrastructural developments that continue to enhance the living experience. The remaining lease of 82 years further positions this Executive HDB as a competitive option for both owner-occupiers and investors alike. With the current market sentiment leaning towards stability, properties of this caliber are poised to attract discerning buyers seeking long-term value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.