Springleaf Garden, Springleaf, North Region, Singapore
$6,496,671

Set within the Springleaf Garden Enclave The neighbourhood consists purely of semi-detached homes. Heightened exclusivity, elegance, and a harmonious streetscape. Park View Home Set away from the main road Excellent safety for young children Generous driveway provides ample parking space for multiple cars. Charming outdoor space A lovely garden flanks the car porch Perfect potential to design your own lap pool Open-concept dry kitchen with a stylish island Thoughtfully complemented by a separate wet kitchen behind A segregated helper’s room provides excellent privacy for both the family and the helper Huge granny room with its own attached bathroom offers exceptional comfort and accessibility. Additional storage space is conveniently located right under the staircase, ideal for keeping the home clutter-free. The upper level opens into a cosy family area, an ideal space for bonding, study corners, or a quiet reading nook—an added bonus that enhances the home’s livability. The Level Two hosts a three generously sized bedrooms, each designed for comfort and flexibility. Master Suite with Park View Includes a walk-in wardrobe and a luxurious ensuite bathroom complete with both a standing shower and a long bath. The remaining two bedrooms are connected by a shared Jack-and-Jill bathroom Call us 9667XXXX or 9626XXXX for an exclusive viewing.
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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: L3008022J
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$1.52M
S$543 psf
Asking Price
S$6.50M
S$1,856 psf
vs Market
+326.9%
vs Last Done
+297.4%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Khatib
2420m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$543
Recent Comparable Transactions
10 shown · 152 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 -14.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▼S$454 -16.4% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +6.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -14.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 0.0% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.3% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -13.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -12.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▼S$465 -14.4% vs FV | 99yr from 2001 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
-16.4% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+6.6% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.9% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.6% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
0.0% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-13.8% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-12.5% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-14.4% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive in Sembawang, with a remaining lease of 82 years, stands at an estimated value of $1,521,781, translating to a price per square foot (PSF) of $543. This valuation reflects a significant market signal, indicating an above-market positioning with a remarkable 326.9% difference from the baseline valuation. Such a premium suggests that the property is not only highly sought after but also indicative of rising demand within the Sembawang region, which is becoming increasingly popular among buyers seeking spacious living options in the North of Singapore.
With a model confidence rating categorized as high, the valuation is based on an extensive analysis of 152 recent HDB resale transactions in the vicinity. This robust dataset reinforces the credibility of the findings and highlights the prevailing market dynamics that favor properties like this one. The combination of a favorable remaining lease term and the competitive pricing environment suggests that potential buyers may view this property as a strategic investment in a rapidly evolving neighborhood. As the HDB market continues to adapt to changing demographics and preferences, this executive unit exemplifies the intersection of value, desirability, and long-term potential in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.