Nemesu Avenue, Sembawang Hills, North-east Region, Singapore
$6,800,000





















Pls contact Vicky Chen @ Eight 168 5256 for an exclusive viewing! Freehold 2.5 Storey Corner Terrace near Mayflower MRT and St Nicholas for Sale Exclusive listing! New listing! *** Freehold 2.5 Storey Corner Terrace *** About 600m from Mayflower MRT *** Within 1km of prestigious school St Nicholas Girls’ School *** Near Bishan Park and Lower Pierce Reservoir *** Few min drive to AMK Hub, Thomson Plaza and Junction 8 Built in 2008 Land: approx 3109 sqft Build up: approx 5500 sqft Can park 3 cars Total 5 bedrooms (including 4 ensuites) 1st Storey Living room, dining room, dry and wet kitchen 1 common room, 1 common bathroom Bomb shelter, store room, WC Yard 2nd Storey Junior Master Room, and Another 2 ensures 3rd Storey Master room, entertainment room, balcony Pls contact Vicky Chen @ Eight 168 5256 for an exclusive viewing! *** Disclaimer *** All land and build-up areas are based on approximated measurements only and are subject to final survey and shall not form part of any offer or contact nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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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: L3002382K
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Automated Valuation based on 151 HDB resale transactions (data.gov.sg)
Fair Value
S$2.15M
S$391 psf
Asking Price
S$6.80M
S$1,237 psf
vs Market
+216.2%
vs Last Done
+167.7%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
151 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
151 comparable transactions
S$516
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$391
Recent Comparable Transactions
10 shown · 151 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +29.7% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.8% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.4% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.5% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+29.7% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 53 years, indicates a compelling market position with an estimated value of $2,150,232, translating to a price per square foot of $391. This valuation is notably above the prevailing market baseline, showcasing a significant 216.2% difference. Such a premium suggests that this property is not only desirable but also reflects an increasing trend in buyer sentiment towards HDB Executive units in this region.
Our analysis, grounded in 151 recent HDB resale transactions within the vicinity, reinforces a model confidence rating of high, suggesting robust data reliability and market validation. The current dynamics of the Sembawang area, characterized by its evolving infrastructure and community amenities, further enhance the attractiveness of this property. As demand for larger HDB formats continues to rise, driven by families seeking spacious living options, this Executive unit stands out as a prime investment opportunity, particularly for discerning buyers looking to capitalize on both immediate living quality and long-term asset appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.