Lentor Grove, Tagore, North-east Region, Singapore
$7,600,000
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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: L3009567G
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$2.33M
S$466 psf
Asking Price
S$7.60M
S$2,385 psf
vs Market
+226.0%
vs Last Done
+410.7%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
2422m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$466
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +21.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +24.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +21.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +24.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -0.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +25.3% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +11.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +30.0% vs FV | 99yr from 1998 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-0.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+25.3% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+11.2% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+30.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sembawang, with an estimated value of $2,331,142 or $466 PSF, is notably positioned above the market baseline by a substantial margin of 226%. This significant premium indicates a robust demand for larger HDB units in the region, particularly among families seeking spacious living arrangements. The property’s remaining lease of 63 years plays a critical role in its valuation, balancing the allure of ample space with the inherent considerations associated with lease expiry. An Executive flat typically offers an expansive floor plan and enhanced amenities, which are particularly appealing in a competitive real estate landscape.
The model confidence for this valuation is rated as high, based on a comprehensive analysis of 302 recent HDB resale transactions in the vicinity. This level of confidence suggests a strong alignment with prevailing market trends and buyer sentiments. The elevated valuation reflects not only the characteristics of the property itself but also broader market dynamics, including the growing preference for larger living spaces as families adapt to changing lifestyles. As the demand for quality housing in Singapore continues to rise, properties like this HDB Executive in Sembawang are likely to remain highly sought after, making them a compelling option for both investors and owner-occupiers alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.