Jalan Kelulut, Seletar Hills, North-east Region, Singapore
$6,980,000
















Stunning 8 Bedroom Semi-D at Seletar Hills Estate For Sale Now! STANLEY TJHAI SENIOR MARKETING DIRECTOR .8.8.5.7.7.0.1.0. ______________________________________ Enjoy Seletar Hills' peaceful atmosphere, greenery, offering a respite from the city's hustle while maintaining the convenience of good connectivity and easy accessibility. - 999 Year Tenure - RARE Corner Plot with 2000 sqft of garden space - Land size: 4551 sqft - Built-up: 4112 sqft - 5 ensuite bedrooms - Wet + Dry Kitchen - No West sun - Solid wooden gate complete with Koi pond in garden - Fully Air Conditioned - Full amenities within 5 mins walking distance - 1.3km to Selatar Mall - 1.4km to Greenwich Mall - Valuation at 7mil!!! Level 1: Living room, dining room, kitchen, granny room (study room) , helper's room, guest bathroom Level 2: Master bedroom, 2 ensuite bedroom, family room Level 3: 2 ensuite bedroom , study NEARBY!!! TRAINS - Fernvale (SW5) 0.93 km - Layar (SW6) 1.12 km - Tongkang (SW7) 1.41 km - Serangoon North (CR9) 1.46 km BUSES - Bef Jln Selaseh (Bus: 103, 854, 50, 70, 70M) 0.21 km - Aft Jln Selaseh (Bus: 70, 70M, 50, 103, 854) 0.24 km - Ch of St. Vincent De Paul (Bus: 50, 70, 70M, 103, 854) 0.30 km - Bef Gerald Dr (Bus: 854, 70, 70M, 50, 103) 0.34 km GROCERIES & SUPERMARKET - GIANT 0.64 km - COLD STORAGE 0.68 km - PRIME SUPERMARKET 0.81 km - FAIRPRICE FINEST 0.86 km - FAIRPRICE 0.95 km - SHENG SIONG SUPERMARKET 0.96 km SCHOOLS - Fernvale Primary School 0.72 km - Pei Hwa Secondary School 0.85 km - Sengkang Green Primary School 1.01 km - Hougang Primary School 1.01 km - Hougang Secondary School 1.14 km - Rosyth School 1.22 km - Yio Chu Kang Primary School 1.42 km - Lycee Francais De Singapour (French School of Singapore) 1.49 km - Bowen Secondary School 1.50 km - Xinmin Secondary School 1.58 km
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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…
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Automated Valuation based on 203 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$2.50M
S$608 psf
Asking Price
S$6.98M
S$1,698 psf
vs Market
+179.2%
vs Last Done
+186.3%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
203 comps
Nearest MRT
Buangkok
2549m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
203 comparable transactions
S$579
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$608
Recent Comparable Transactions
10 shown · 203 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 302D ANCHORVALE LINK Floor 10 TO 12 | 1,399sqft | S$830,000 | ▼S$593 -2.5% vs FV | 99yr from 2001 |
May 2026 | Blk 302D ANCHORVALE LINK Floor 10 TO 12 | 1,399sqft | S$830,000 | ▼S$593 -2.5% vs FV | 99yr from 2001 |
May 2026 | Blk 313D ANCHORVALE RD Floor 04 TO 06 | 1,346sqft | S$815,000 | ▼S$606 -0.3% vs FV | 99yr from 2003 |
May 2026 | Blk 226C COMPASSVALE WALK Floor 04 TO 06 | 1,453sqft | S$821,888 | ▼S$566 -6.9% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 10 TO 12 | 1,528sqft | S$960,000 | ▲S$628 +3.3% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 16 TO 18 | 1,550sqft | S$970,000 | ▲S$626 +3.0% vs FV | 99yr from 1999 |
May 2026 | Blk 102 RIVERVALE WALK Floor 13 TO 15 | 1,518sqft | S$930,000 | ▲S$613 +0.8% vs FV | 99yr from 1999 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -10.0% vs FV | 99yr from 2002 |
Apr 2026 | Blk 316C ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$850,000 | ▲S$632 +3.9% vs FV | 99yr from 2003 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▼S$587 -3.5% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▼S$551 -9.4% vs FV | 99yr from 2001 |
Blk 302D ANCHORVALE LINK
May 2026 · Floor 10 TO 12
-2.5% vs FV
Blk 302D ANCHORVALE LINK
May 2026 · Floor 10 TO 12
-2.5% vs FV
Blk 313D ANCHORVALE RD
May 2026 · Floor 04 TO 06
-0.3% vs FV
Blk 226C COMPASSVALE WALK
May 2026 · Floor 04 TO 06
-6.9% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 10 TO 12
+3.3% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 16 TO 18
+3.0% vs FV
Blk 102 RIVERVALE WALK
May 2026 · Floor 13 TO 15
+0.8% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 316C ANCHORVALE LINK
Apr 2026 · Floor 10 TO 12
+3.9% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
-3.5% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
-9.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sengkang, with a remaining lease of 93 years, reflects a robust demand for premium public housing in the area. At an estimated value of $2,500,222, equating to $608 per square foot, this property significantly surpasses the baseline pricing, indicating a remarkable market signal of 179.2% above market expectations. Such a disparity can be attributed to various factors, including the property's strategic location, the quality of surrounding amenities, and the overall desirability of Sengkang as a residential hub.
The high model confidence rating, based on the analysis of 203 recent HDB resale transactions in the vicinity, reinforces the assertion that this valuation is well-supported by current market trends. The sustained interest in HDB Executive units, particularly those with long remaining leases, underscores the evolving dynamics of Singapore's public housing landscape. As buyer sentiment continues to lean towards long-term investments in well-positioned properties, this unit's valuation exemplifies the intersection of enduring desirability and strategic urban planning within Sengkang.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.