Nemesu Avenue, Sembawang Hills, North-east Region, Singapore
$5,500,000
* 2.5 storey Corner Terrace + Basement *Land : 1920 sqft . *GFA: 2790 sqft approx. *Freehold *CSC obtained 2019 *4 Bedroom (3 ensuite bath) + 2 Family area + Helper room *4 Toilets * Modern with warm & inviting design *Newly beautifully renovated with practicality & functionality in mind. * Spacious living & dining area * Generously-sized kitchen * Sumptuous master bedroom suite with walk-in dressing areas & bathroom * Highly sought after landed enclave with Top CHIJ St Nicholas Girls School within 1km *Solar panels *All real photos. Exquisite & convenient living! Call Kent at 9777.6777, to start enjoying this fun home now. ** Layout ** *Basement: Huge wet Kitchen Maid room Home Shelter 2 Store rooms Back yard *1st Floor: Car porch for 2 cars Alfresco patio Living room Dining room Bedroom 1 Dry Kitchen Toilet Store room *2nd Floor: Master bedroom with ensuite bath cum home office Family Area Junior Master with ensuite bath *Attic Floor: Bedroom 4 with ensuite bath + adjacent entertainment room/ gym Open Roof terraces Great Accessibility: * 6 Bus stop to Upper Thomson MRT Station (TE8) * 5 mins walk to bus stop along Upp Thomson Rd (Bus: 980, 855, 167, 169, 163) Prestigious Schools * CHIJ St Nicholas Girls’ Sch (within 1km) * Ai Tong Sch (1- 2km) * Anderson Pri (1- 2km) * Mayflower Pri (1- 2km) * Ang Mo Kio Pri (1- 2km) Wide Array of Amenities * Thomson Plaza * AMK Hub * Junction 8 Lifestyle Living * Lower Pierce Reservoir Pk * Singapore Island Country Club ( SICC ) * Bishan Pk Near to: Casuarina Rd, Nemesu, Thomson Hill, Thomson Green,Thomson Walk, Thomson Heights, Thomson View. Jln Tarum, Chengam, Sappan, Kuras, Leban, Rukam, Menarong, Lanjut. Clover Ave, Clover Crescent, Clover Way, Clover Rise, Binchang Rise, Pemimpin Terrace, Pemimpin Drive, Jln Kuak, Jln Pintau, Bright Hill Crescent Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey
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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: L3002382K
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Automated Valuation based on 151 HDB resale transactions (data.gov.sg)
Fair Value
S$1.22M
S$392 psf
Asking Price
S$5.50M
S$2,865 psf
vs Market
+352.3%
vs Last Done
+513.5%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
151 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
151 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 · 151 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 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +47.7% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +17.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.5% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.4% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▲S$465 +18.6% vs FV | 99yr from 2001 |
Dec 2025 | Blk 423 CANBERRA RD Floor 04 TO 06 | 1,399sqft | S$680,000 | ▲S$486 +24.0% vs FV | 99yr from 2001 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+47.7% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+17.9% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.1% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.5% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.4% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+18.6% vs FV
Blk 423 CANBERRA RD
Dec 2025 · Floor 04 TO 06
+24.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Sembawang, with a remaining lease of 53 years, has been estimated at $1,215,894, translating to a notable $392 per square foot (PSF). This assessment indicates a market signal that is significantly above the prevailing market rates, exhibiting a remarkable 352.3% difference from the baseline. Such a significant premium reflects not just the intrinsic value of the property but also the heightened demand for executive HDB units in the area, driven by various socio-economic factors.
The model confidence for this valuation is classified as high, based on a robust dataset of 151 recent HDB resale transactions in the vicinity. This solid foundation enables a thorough understanding of the current market dynamics, which are influenced by the limited availability of executive flats in Sembawang, coupled with the region's growing appeal due to its infrastructural developments and strategic location. As we analyze the implications of this valuation, it is imperative to consider both the remaining lease duration and the overall market sentiment, which together shape the investment potential and desirability of this property in the competitive landscape of Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.