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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
Automated Valuation based on 147 HDB resale transactions (data.gov.sg)
Fair Value
S$3.33M
S$391 psf
Asking Price
S$11.49M
S$1,350 psf
vs Market
+245.1%
vs Last Done
+144.1%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
147 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
147 comparable transactions
S$516
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$391
Recent Comparable Transactions
10 shown · 147 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▲S$465 +18.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,539sqft | S$945,000 | ▲S$614 +57.0% vs FV | 99yr from 1998 |
Jan 2026 | Blk 336 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$765,000 | ▲S$511 +30.7% vs FV | 99yr from 1999 |
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.8% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.5% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+18.9% vs FV
Blk 310 CANBERRA RD
Jan 2026 · Floor 13 TO 15
+57.0% vs FV
Blk 336 SEMBAWANG CRES
Jan 2026 · Floor 10 TO 12
+30.7% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB Executive property located in Sembawang indicates a strong market performance with an estimated value of $3,329,054, translating to a price per square foot (PSF) of $391. This valuation, positioned significantly above the market baseline by 245.1%, suggests a robust demand for HDB properties in this area, despite the remaining lease of 53 years. Such a premium valuation is indicative of a competitive market landscape, where buyer interest is notably spurred by the unique attributes of the property as well as the appealing amenities and infrastructure that Sembawang offers.</p> <p>Our analysis, based on 147 recent resale transactions in the vicinity, reflects a high model confidence in this valuation, underscoring the reliability of the data and the trends observed. Factors contributing to this above-market valuation include the area's strategic location, connectivity, and the overall attractiveness of HDB living in Singapore. As the market continues to evolve, properties with longer remaining leases often experience varying degrees of valuation impacts, yet this HDB Executive stands out as a prime asset amidst the shifting dynamics of the real estate landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.