Jalan Mata Ayer, Mandai Estate, North Region, Singapore
$4,900,000
























This house is a 6 Bedrooms Landed House for sale in Sembawang Park, a quality Landed property in Singapore. - 3 Storey Semi- D - Freehold - Land size : 3,274 sqft - Estimated Built up : 5400sqft - Spacious 6 bedroom, 4 bathroom Semi-Detached House with spacious living space - Squarish living hall space - Level 1 comes with granny’s room and 1 Bedroom - Level 2 comes with 1 master en-suites bedrooms & 2 spacious common bedrooms and family area + common bathroom - Level 3 comes with 2 common bedrooms + common bathroom + plus attic level - Efficient layout - Front porch able to Park 1 cars with Beautiful Garden - Good size back yard for with outdoor cooking - Groceries within walking distance for all your grocery needs - Shopping mall nearby offering a variety of dining and entertainment options - Ample natural light and well-designed layout for maximum comfort ⭑ Nearby Bus stops • Opposite Khatib Camp (95 m) - 2 mins walk • Khatib Camp (157 m) - 3 mins walk • Blk 713 (228 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Yen Investments Pte. Ltd. (193 m) - 3 mins walk • Hua Hin Farming & Supermarket (229 m) - 4 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • First Step Montessori House (265 m) - 4 mins walk • Yishun Secondary School (451 m) - 7 mins walk • Yishun Innova Junior College (544 m) - 2 mins drive • 6 more schools within 1 km PM to Ernest & Evonne 8833 XXXX / 8828 XXXX
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Total Transactions
3
Average Price
S2.7M
Total Value
S8.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$2.08M
S$595 psf
Asking Price
S$4.90M
S$1,497 psf
vs Market
+135.3%
vs Last Done
+137.6%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Yishun
1146m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$567
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$595
Recent Comparable Transactions
10 shown · 152 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 356 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$990,000 | ▲S$630 +5.9% vs FV | 99yr from 1988 |
May 2026 | Blk 356 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$990,000 | ▲S$630 +5.9% vs FV | 99yr from 1988 |
Apr 2026 | Blk 665 YISHUN AVE 4 Floor 01 TO 03 | 1,765sqft | S$1,025,000 | ▼S$581 -2.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 326 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$888,000 | ▼S$565 -5.0% vs FV | 99yr from 1988 |
Apr 2026 | Blk 614 YISHUN ST 61 Floor 04 TO 06 | 1,528sqft | S$820,000 | ▼S$536 -9.9% vs FV | 99yr from 1987 |
Apr 2026 | Blk 606 YISHUN ST 61 Floor 07 TO 09 | 1,528sqft | S$830,000 | ▼S$543 -8.7% vs FV | 99yr from 1987 |
Apr 2026 | Blk 827 YISHUN ST 81 Floor 01 TO 03 | 1,561sqft | S$960,000 | ▲S$615 +3.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▼S$595 0.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 792 YISHUN RING RD Floor 10 TO 12 | 1,582sqft | S$873,888 | ▼S$552 -7.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 606 YISHUN ST 61 Floor 10 TO 12 | 1,561sqft | S$850,000 | ▼S$545 -8.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 643 YISHUN ST 61 Floor 10 TO 12 | 1,528sqft | S$835,000 | ▼S$546 -8.2% vs FV | 99yr from 1987 |
Blk 356 YISHUN RING RD
May 2026 · Floor 07 TO 09
+5.9% vs FV
Blk 356 YISHUN RING RD
May 2026 · Floor 07 TO 09
+5.9% vs FV
Blk 665 YISHUN AVE 4
Apr 2026 · Floor 01 TO 03
-2.4% vs FV
Blk 326 YISHUN RING RD
Apr 2026 · Floor 07 TO 09
-5.0% vs FV
Blk 614 YISHUN ST 61
Apr 2026 · Floor 04 TO 06
-9.9% vs FV
Blk 606 YISHUN ST 61
Apr 2026 · Floor 07 TO 09
-8.7% vs FV
Blk 827 YISHUN ST 81
Apr 2026 · Floor 01 TO 03
+3.4% vs FV
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
0.0% vs FV
Blk 792 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
-7.2% vs FV
Blk 606 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
-8.4% vs FV
Blk 643 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
-8.2% vs FV
HELIOS AI Analysis
The valuation of the Executive HDB unit in Yishun, with an estimated value of $2,082,290, reflects a robust market signal, indicating a premium pricing status that is 135.3% above the established baseline. With a remaining lease of 80 years, this property presents a compelling investment opportunity, particularly in a market that has shown resilience and upward momentum in recent years. The price per square foot (PSF) stands at $595, showcasing a strong demand for larger HDB units within this district.
The high model confidence, derived from an analysis of 152 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. This data indicates not only a competitive market environment but also an increasing appetite for well-located properties, especially those with extended lease terms. As buyers continue to seek stable investments in the face of fluctuating economic conditions, properties like this Executive HDB in Yishun are likely to remain in high demand, further enhancing their investment appeal within Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.