Meng Suan Road, Nee Soon, North Region, Singapore
$5,440,000











Springleaf Collection – Rare 999-Year Landed Homes Near Springleaf MRT Experience luxury landed living in the tranquil, leafy enclave of Springleaf Collection—a rare 999-year tenure development along Meng Suan Road, just minutes’ walk to Springleaf MRT. Tucked within a quiet low-density neighbourhood, these exclusive homes offer the perfect blend of privacy, space, and connectivity. Surrounded by nature, enjoy easy access to Springleaf Nature Park (8–12 mins walk), Upper Seletar Reservoir, Thomson Nature Park, and Lower Peirce Reservoir—ideal for outdoor enthusiasts and families alike. Enjoy seamless connectivity via SLE, CTE, and the upcoming North-South Corridor, with key destinations like Seletar Aerospace Park just 10 mins away and Orchard Road within 15 mins. Families will benefit from proximity to top schools including CHIJ St. Nicholas Girls’ School, Chung Cheng High (Yishun), and Nanyang Polytechnic—all within a short drive. A wide selection of eateries and amenities await at Upper Thomson, Sembawang Road, and Seletar Park, with malls such as Northpoint City, Causeway Point, and Thomson Plaza just minutes away. ✔ 999-Year Tenure ✔ Prime Landed Enclave ✔ Minutes to MRT & Nature Parks ✔ Excellent Connectivity ✔ Near Reputable Schools & Amenities Springleaf Collection offers timeless value in a serene landed setting—perfect for families seeking a future-ready lifestyle surrounded by nature. Guide Price from $5.5M, For More Information, contact Sophia 8.1.0.1.4.2.2.8.
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$3.09M
S$544 psf
Asking Price
S$5.44M
S$957 psf
vs Market
+75.8%
vs Last Done
+69.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Khatib
2551m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 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 · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +9.9% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +2.4% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+3.9% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+3.9% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+0.6% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+0.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+9.9% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+2.4% vs FV
HELIOS AI Analysis
The valuation of the Executive HDB in Sembawang, with a remaining lease of 75 years, stands at an impressive $3,094,435, translating to a price per square foot (PSF) of $544. This valuation is particularly noteworthy as it is positioned significantly above the market baseline, reflecting a remarkable 75.8% premium. Such a substantial deviation indicates strong demand and desirability in the Sembawang area, which is corroborated by the robust activity observed in the local HDB resale market.
Our analysis is grounded on a comprehensive review of 302 recent HDB resale transactions within the vicinity, providing a reliable basis for this valuation. The high model confidence underscores the accuracy of these findings, suggesting that the current market dynamics are favouring properties with longer leases and desirable amenities. As potential buyers increasingly seek value in HDB properties with secure long-term tenure, this Executive HDB unit exemplifies a strategic investment opportunity, particularly in a region experiencing sustained interest from homebuyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.