Lentor Green, Tagore, North-east Region, Singapore
$4,968,000
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Total Transactions
9
Average Price
S4.2M
Total Value
S38.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$871,091
S$458 psf
Asking Price
S$4.97M
S$2,139 psf
vs Market
+470.3%
vs Last Done
+278.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Ang Mo Kio
2213m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$458
Recent Comparable Transactions
10 shown · 150 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 +23.4% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +23.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +10.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +23.4% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +19.4% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +30.6% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +21.6% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +27.1% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +16.2% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +15.5% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▲S$528 +15.3% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+23.4% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+23.4% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+10.7% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+23.4% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+19.4% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+30.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+21.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+27.1% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+16.2% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+15.5% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
+15.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Sembawang, with a remaining lease of 62 years, reveals an estimated value of $871,091, translating to a robust $458 PSF. This valuation is not only indicative of the property's intrinsic worth but also reflects significant market dynamics at play in the region. The current valuation stands at an impressive 470.3% above the market baseline, illustrating a pronounced demand for HDB properties in this area. Such a premium suggests that buyers are willing to pay a premium for the advantages of location, amenities, and the reputation associated with Sembawang.
With a model confidence rated as high, this valuation is supported by a comprehensive analysis of 150 recent HDB resale transactions within the vicinity. The strong market signal indicates that buyers are increasingly recognizing the value of HDB properties with remaining leases that still offer significant longevity, such as this executive flat. As Singapore’s real estate landscape evolves, the demand for spacious HDB units with extended leases in strategic locations like Sembawang is likely to remain resilient, making this property a noteworthy consideration for potential investors and homebuyers alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.