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…
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Automated Valuation based on 153 HDB resale transactions (data.gov.sg)
Fair Value
S$2.16M
S$393 psf
Asking Price
S$6.80M
S$1,237 psf
vs Market
+214.5%
vs Last Done
+126.1%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
153 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
153 comparable transactions
S$519
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$393
Recent Comparable Transactions
10 shown · 153 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.2% vs FV | 99yr from 2001 |
May 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +43.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +29.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +43.8% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.2% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +52.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +41.7% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +48.1% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +35.4% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +34.6% vs FV | 99yr from 2001 |
Blk 503A CANBERRA LINK
May 2026 · Floor 04 TO 06
+39.2% vs FV
Blk 503A CANBERRA LINK
May 2026 · Floor 04 TO 06
+39.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+43.8% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+29.0% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+43.8% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+39.2% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+52.2% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+41.7% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+48.1% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+35.4% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+34.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 53 years, reflects a notable market trend characterized by strong demand and competitive pricing. Estimated at $2,162,046, or $393 per square foot (PSF), this property commands a premium above the baseline, showcasing a remarkable 214.5% difference from the market average. This elevated valuation indicates that buyers are willing to invest significantly in properties that offer spacious living and are strategically located within the vicinity.
The robust model confidence level, rated as high, is supported by a comprehensive analysis of 153 recent HDB resale transactions in the area. The data underscores a resilient property market in Sembawang, driven by favorable demographics and a growing appreciation for HDB Executive flats. As the remaining lease period is a critical factor influencing buyer sentiment, the 53-year lease presents a compelling opportunity for prospective homeowners, emphasizing the potential for value retention and appreciation over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.