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 154 HDB resale transactions (data.gov.sg)
Fair Value
S$1.42M
S$393 psf
Asking Price
S$6.50M
S$1,806 psf
vs Market
+359.3%
vs Last Done
+230.2%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
154 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
154 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 · 154 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, stands at an estimated value of $1,415,195, translating to approximately $393 PSF. This valuation is notably positioned above the market threshold, reflecting a remarkable 359.3% difference from the baseline. Such a significant premium indicates strong demand and a robust buyer sentiment in the vicinity, pointing to a dynamic and competitive real estate environment.
With a model confidence rating classified as High, the valuation is supported by an extensive analysis of 154 recent HDB resale transactions within the area. This data set not only reinforces the credibility of the estimated value but also highlights the current market dynamics that favor sellers. The ongoing appeal of HDB properties, particularly those with longer remaining leases, continues to drive up prices, creating a pronounced gap between newer listings and the baseline market value. As the Sembawang area develops further, the prospect for sustained appreciation in property values remains optimistic, positioning this HDB Executive unit as a compelling investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.