Nemesu Avenue, Sembawang Hills, North-east Region, Singapore
$6,500,000


















PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New Terrace in Sembawang Hills Estate within 1km to St Nicholas Girls - Tenure : Freehold - Land : 2010 sqft - Build : 3600 sqft Features : Super Good Luck House Number! Brand New Inter Terrace that comes with Home Lift making it very convenient for the elderly and young ones to move around your home! Prime Location! Only 691m to Mayflower MRT, 1KM to CHIJ St. Nicolas (Top School), Just 343m to Sembawang Hill Food Centre, Near to Supermarkets! Curve & Wavy Design Concept symbolises the Rhythm of Space! Light dances across surfaces, giving both Dynamic & Serence Feel! TOP soon! Secure this prestigious Freehold address today Call CAT 9847*3817 for Private Viewing today! Nearby: Upper Thomson, Jalan Lanjut. Jalan Menarong. Jalan Rukam. Jalan Kuras. Jalan Sappan. Jalan Chengam. Jalan Tarum. Jalan Leban. Jalan Gelenggang. Jalan Chempedak. Jalan Batai. Seraya Crescent. Casuarina. Nemesu Avenue. Old Upper Thomson Rd Thomson View. Thomson Estate. Sin Ming. Bishan. District 20. Shangrila Close. Shangrila Walk Ellington Jalan Binchang, Binchang Walk, Clover Ave, Clover Crescent, Jalan Insaf, Binchang Rise, Clover Way, Clover Rise, Jalan Peminpin, Marymount MRT, Lower Pierce Reservoir, Upper Thomson, Natural Greens. St Nicholas View. CHIJ. Ellington. Mayflower MRT Station. TE 6. Thomson Line.
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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 149 HDB resale transactions (data.gov.sg)
Fair Value
S$1.41M
S$392 psf
Asking Price
S$6.50M
S$1,806 psf
vs Market
+360.4%
vs Last Done
+219.6%
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 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +29.3% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.5% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +52.6% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +42.1% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +48.5% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +35.7% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +34.9% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▲S$528 +34.7% vs FV | 99yr from 2002 |
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 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+29.3% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+44.1% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+39.5% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+52.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+42.1% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+48.5% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+35.7% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+34.9% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
+34.7% vs FV
HELIOS AI Analysis
The HDB Executive unit in Sembawang, with a remaining lease of 53 years, presents a compelling valuation of $1,411,824, translating to approximately $392 per square foot (PSF). This valuation is notably positioned above the market baseline, exhibiting a substantial 360.4% difference, indicating significant demand and potential for appreciation in this vibrant residential enclave. The model's high confidence level, based on a robust analysis of 149 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation amidst evolving market conditions.
The dynamics of the Sembawang area, characterized by its strategic location and improving infrastructure, contribute to the current market signals. As urban development continues to evolve, the desirability of HDB properties with a remaining lease, such as this Executive unit, remains resilient. This premium valuation reflects not only the intrinsic value of the property but also the broader trends influencing the HDB market, including demographics, accessibility, and community amenities. Investors and homeowners alike should take note of these factors when considering future engagements in the Sembawang property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.