Thong Soon Green, Springleaf, North Region, Singapore
$5,500,000
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Total Transactions
3
Average Price
S3.9M
Total Value
S11.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$2.70M
S$488 psf
Asking Price
S$5.50M
S$2,828 psf
vs Market
+103.4%
vs Last Done
+400.5%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Khatib
2617m 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)
×0.943
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$488
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 +15.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +15.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -5.3% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +19.7% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +6.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +24.2% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +13.3% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +11.3% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +3.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -0.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +18.9% vs FV | 99yr from 1998 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+15.8% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+15.8% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-5.3% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+19.7% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+6.1% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+24.2% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+13.3% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+11.3% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+3.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-0.2% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+18.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Sembawang reflects a robust market sentiment, with an estimated value of $2,704,575 ($488 PSF). This assessment is grounded in a comprehensive analysis of 149 recent HDB resale transactions within the vicinity, indicating a high model confidence level. The remaining lease of 66 years plays a crucial role in the valuation, as properties with extended leases tend to attract premium pricing and buyer interest, particularly in a competitive market.
Notably, the property is positioned above the market baseline by 103.4%, signaling a favorable market condition for sellers and a potential opportunity for investors seeking to capitalize on the upward trajectory of HDB values in this region. Such a premium indicates strong demand dynamics at play, likely driven by the area's growing infrastructure and amenities, which enhance the overall desirability of Sembawang as a residential hub. As the market continues to evolve, this property stands as a testament to the resilience and attractiveness of HDB living, particularly in neighborhoods with a promising growth outlook.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.