Jalan Leban, Sembawang Hills, North-east Region, Singapore
$6,300,000











PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Charming 2.5+M Storey Semi-D @ Upper Thomson Road Jalan Leban Jalan Kuras 1km St Nicholas Girls - Tenure : Freehold - Land : 3006 sqft - Build : 3500 sqft - Facing : North West - Rooms : 7 + 1 + 1 - Ensuite : 4 - Bath : 7 Features : - Discover this beautifully 2.5-storey freehold semi-detached home, perfectly located just 700m from Mayflower MRT and 200m to the nearest bus stop along Thomson Road — offering both accessibility and charm in one prime address. Featuring a wide 10m frontage and a regular plot, this home is designed for both space and comfort. Enjoy the thoughtful addition of dual-key front doors and lift provision, perfect for multi-generational living or rental potential. - Enjoy convenience with short walk to Sembawang Hills Food Centre and charming food street at Sembawang Hills Estate which offers hipster cafes, restaurants, food centre and convenience store. Within a short drive, daily needs can also be met at the evergreen Thomson Plaza, bustling AMK Hub and Mayflower MRT station. - Families will love the location — just 400m to CHIJ St. Nicholas Girls’ School and under 2km to Ai Tong Primary School. - Don't miss out on this rare gem in the heart of a beloved neighborhood. Contact us today to schedule a private viewing! Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Sim Thomson Centre (215 m) - 3 mins walk • Opposite Sembawang Hill Food center (231 m) - 4 mins walk • Opposite St. Nicholas Girls' School (296 m) - 5 mins walk ⭑ Nearby Grocery Stores • Giant Express - Jalan Kuras (96 m) - 2 mins walk • Nature Fresh Mart (115 m) - 2 mins walk ⭑ Nearby Schools • Little Harvard International Preschool (64 m) - 1 mins walk • CHIJ St. Nicholas Girls' School (Secondary) (419 m) - 6 mins walk • CHIJ St. Nicholas Girls' School (Primary Section) (419 m) - 6 mins walk ⭑ Nearby Parks • Gelenggang Park (103 m) - 2 mins walk • Leban Park (176 m) - 3 mins walk • Bicycle Parking Area (229 m) - 4 mins walk • 5 more parks within 1 km (Note: All areas and dimensions are approximate measurements only and are subject to final survey) Please call Christina Chan, PropNex Realty @ +658498-9778 to arrange for a viewing.
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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…


License: L3008022J
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$1.37M
S$392 psf
Asking Price
S$6.30M
S$2,100 psf
vs Market
+359.0%
vs Last Done
+271.7%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 comparable transactions
S$518
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$392
Recent Comparable Transactions
10 shown · 149 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 +44.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +17.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +54.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +29.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.0% vs FV | 99yr from 1998 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+17.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.1% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+54.6% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.1% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.5% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+29.3% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.2% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Sembawang, with a remaining lease of 53 years, presents a noteworthy case within Singapore's dynamic real estate landscape. Estimated at $1,372,607, or $392 per square foot, this valuation stands significantly above the market baseline, reflecting a remarkable 359% premium. Such an elevated market signal indicates robust demand and a competitive buyer interest that exceeds typical market expectations, underscoring the unique attributes and desirability of this particular HDB unit.
Analyzing the data derived from 149 recent HDB resale transactions in the vicinity, we observe a strong correlation between local market trends and the valuation of this property. The high model confidence indicates a reliable assessment, supported by thorough comparative analysis and market dynamics. With the remaining lease of 53 years, prospective buyers must weigh the long-term implications of leasehold properties against their investment strategies. Nevertheless, the current valuation highlights a thriving market within Sembawang, suggesting potential for future appreciation as demand for HDB living continues to evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.