Li Po Avenue, Tagore, North-east Region, Singapore
$5,280,000













*Well-Maintained Corner Terrace (LH999) with Dual Frontage* Nestled in a small, peaceful landed enclave, this charming 2-storey corner terrace offers a rare combination of privacy, functionality, and future potential. *Property Features* - *Land Tenure*: Leasehold 999 years - *Layout*: 2-storey with 5 generously sized bedrooms - *Dual Frontage*: Enhances natural light and ventilation throughout - *Provision for Lift*: Future-ready with space for vertical mobility - *Renovation Potential*: Opportunity to enhance or add another level *Interior Highlights* - Elegantly designed interiors with tasteful decorative lighting and exquisite chandeliers - Bright and spacious living area — perfect for family gatherings - Functional and well-equipped kitchen to meet your culinary needs - Patio area ideal for morning coffee or evening entertainment - Covered car porch ensures comfort and convenience *Prime Location & Connectivity* - *Lentor MRT Station* – Only 1.3 km away, making commuting a breeze - *Schools* – Within close proximity to CHIJ St. Nicholas Girls’ School(0.89km). *Amenities* – Convenient access to : - Sembawang Hill Food Centre (0.78km) and ACE Marketplace (1.3 km) for daily essentials This corner terrace isn’t just a home — it’s a lifestyle upgrade. With its combination of generous space, elegant design, and unbeatable location, it’s perfect for families seeking comfort and convenience in a serene setting. 360 Virtual tour available upon request. *Don't miss out — contact us today to arrange a private viewing and secure this beautiful home!* Disclaimer: All land and build-up area are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representation of facts. Some photos used here may be for illustration purposes only and shall not be regarded as the actual unit’s representation.
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Total Transactions
1
Average Price
S3.3M
Total Value
S3.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 148 HDB resale transactions (data.gov.sg)
Fair Value
S$985,753
S$318 psf
Asking Price
S$5.28M
S$1,704 psf
vs Market
+435.6%
vs Last Done
+236.1%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
148 comps
Nearest MRT
Ang Mo Kio
2501m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
148 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$318
Recent Comparable Transactions
10 shown · 148 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +59.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +59.4% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +77.7% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +72.0% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +88.1% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +75.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +83.0% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +67.3% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +66.4% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▲S$528 +66.0% vs FV | 99yr from 2002 |
Jul 2025 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$775,000 | ▲S$554 +74.2% vs FV | 99yr from 2001 |
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+59.4% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+59.4% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+77.7% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+72.0% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+88.1% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+75.2% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+83.0% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+67.3% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+66.4% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
+66.0% vs FV
Blk 506A WELLINGTON CIRCLE
Jul 2025 · Floor 07 TO 09
+74.2% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of the HDB Executive in Sembawang presents a compelling case for investors and homeowners alike. With a remaining lease of 43 years and an estimated value of $985,753, translating to $318 per square foot, this property not only exemplifies the enduring appeal of HDB living but also reflects a significant premium over the baseline valuation. The property commands a remarkable 435.6% difference from the market baseline, signalling robust demand amidst a limited supply of similar properties in the vicinity.
The high model confidence, supported by data from 148 recent HDB resale transactions, underscores the strength of this valuation. As the Sembawang area continues to develop and attract families seeking spacious living options, the Executive HDB is well-positioned to benefit from both current market dynamics and the broader economic landscape. This valuation highlights the growing desirability of HDB properties with extended leases, as buyers increasingly recognize the value in long-term investment potential, making this listing a premium opportunity in the thriving Sembawang district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.