Jalan Sankam, Sembawang Straits, North Region, Singapore
$6,200,000










JALAN SANKAM Key Highlights 5 Ensuite Bedrooms 1 Helper’s Room + Helper’s Bathroom 1 Powder Room Home Lift serving All 4 Levels Car Porch Park 2 Cars Enclosed Kitchen Store Room on all 4 Levels Master Bedroom and Junior Master Bedroom comes with a Walk-In-Wardrobe Open Roof Terrace accessible on 2 sides of the Attic Level Location Discover a refined living experience in a prime location, where sophistication meets seamless accessibility. Perfectly situated within minutes of key transport hubs, residents enjoy unparalleled ease of movement with close proximity to: Canberra MRT Station Sembawang MRT Station Beyond seamless mobility, indulge in a world of premier shopping, dining, and entertainment. From daily essentials to upscale retail experiences, everything you need is within reach at: Sembawang Shopping Centre Sun Plaza Northpoint City Designed for those who seek a harmonious blend of urban vibrancy and natural serenity. Surrounded by lush landscapes and tranquil green spaces, offering a peaceful retreat from the city's energy. Find your sanctuary at: Sembawang Park Jeletung Harbour Park Simpang Kiri Park Connector Welcome to a home where luxury, convenience, and natural beauty harmonize to create an unparalleled living experience. Schools Near to Zen @ Jalan Sankam Within 2km: Wellington Primary School Please Call/ WhatsApp Me for an Exclusive Tour of these Beautiful Homes: Christina Tan (+65) 8101XXXX SRI Pte Ltd
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Total Transactions
2
Average Price
S1.8M
Total Value
S3.6M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 30 HDB resale transactions (data.gov.sg)
Fair Value
S$2.57M
S$531 psf
Asking Price
S$6.20M
S$1,283 psf
vs Market
+141.7%
vs Last Done
+119.7%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
High
30 comps
Nearest MRT
Sembawang
2041m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
30 comparable transactions
S$531
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$531
Recent Comparable Transactions
10 shown · 30 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +10.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +10.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +14.1% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +4.1% vs FV | 99yr from 1999 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +9.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,539sqft | S$945,000 | ▲S$614 +15.6% vs FV | 99yr from 1998 |
Jan 2026 | Blk 336 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$765,000 | ▼S$511 -3.8% vs FV | 99yr from 1999 |
Dec 2025 | Blk 338 SEMBAWANG CRES Floor 16 TO 18 | 1,453sqft | S$785,000 | ▲S$540 +1.7% vs FV | 99yr from 1999 |
Dec 2025 | Blk 337 SEMBAWANG CRES Floor 13 TO 15 | 1,464sqft | S$780,000 | ▲S$533 +0.4% vs FV | 99yr from 1999 |
Nov 2025 | Blk 310 CANBERRA RD Floor 04 TO 06 | 1,528sqft | S$880,000 | ▲S$576 +8.5% vs FV | 99yr from 1998 |
Nov 2025 | Blk 329 SEMBAWANG CL Floor 04 TO 06 | 1,453sqft | S$748,888 | ▼S$515 -3.0% vs FV | 99yr from 1999 |
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+10.0% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+10.0% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+14.1% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+4.1% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+9.2% vs FV
Blk 310 CANBERRA RD
Jan 2026 · Floor 13 TO 15
+15.6% vs FV
Blk 336 SEMBAWANG CRES
Jan 2026 · Floor 10 TO 12
-3.8% vs FV
Blk 338 SEMBAWANG CRES
Dec 2025 · Floor 16 TO 18
+1.7% vs FV
Blk 337 SEMBAWANG CRES
Dec 2025 · Floor 13 TO 15
+0.4% vs FV
Blk 310 CANBERRA RD
Nov 2025 · Floor 04 TO 06
+8.5% vs FV
Blk 329 SEMBAWANG CL
Nov 2025 · Floor 04 TO 06
-3.0% vs FV
HELIOS AI Analysis
In the realm of Singapore's dynamic real estate market, the valuation of the HDB Executive unit in Sembawang reflects a compelling narrative of both opportunity and market resilience. With a remaining lease of 70 years, this property is estimated at a value of $2,565,058, translating to a notable $531 PSF. This figure positions the property significantly above the baseline market value, showcasing a remarkable 141.7% difference, indicative of strong demand in the vicinity.
The analytical underpinning of this valuation is bolstered by a robust dataset of 30 recent HDB resale transactions in the area, providing a solid foundation for the high model confidence rating. This elevated valuation suggests that the property not only benefits from its strategic location but also reflects a broader trend of increasing buyer appetite for HDBs with substantial remaining leases. As the Sembawang area continues to develop and attract interest, properties like this executive unit are likely to maintain their premium status, making them a wise investment choice for discerning buyers who recognize the value of long-term leasehold potential in a competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.