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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>In the ever-evolving landscape of Singapore's real estate market, the recent valuation of the HDB Executive unit in Sembawang has emerged as a notable outlier, with an estimated value of <strong>$3,329,054</strong>, translating to <strong>$391 PSF</strong>. This valuation is particularly intriguing given its substantial divergence from baseline market levels, showcasing a remarkable <strong>245.1% premium</strong>. Such a significant markup indicates a robust demand for HDB properties within this locale, despite the remaining lease period of <strong>53 years</strong>, which typically influences buyer sentiment and pricing dynamics.</p> <p>The model confidence rating for this valuation stands at <strong>high</strong>, bolstered by a comprehensive analysis of <strong>147 recent HDB resale transactions</strong> in the vicinity. This data-driven approach underscores the underlying market dynamics at play in Sembawang, where a combination of factors—ranging from demographic trends to infrastructural developments—has catalyzed a heightened interest in HDB properties. As the market continues to respond to evolving buyer preferences and economic conditions, the resilience of this valuation signals a potential shift in perceptions surrounding long-lease HDB units, making this an opportune moment for discerning investors and homeowners alike.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.