Saint Nicholas View, Sembawang Hills, North-east Region, Singapore
$6,300,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Charming 2.5+M Storey Semi-D @ Upper Thomson Road Jalan Leban Jalan Kuras 1km St Nicholas Girls - Tenure : Freehold - Land : 3006 sqft - Build : 3500 sqft - Facing : North West - Rooms : 7 + 1 + 1 - Ensuite: 4 - Bath : 7 Features : - Discover this beautifully 2.5-storey freehold semi-detached home, perfectly located just 700m from Mayflower MRT and 200m to the nearest bus stop along Thomson Road — offering both accessibility and charm in one prime address. Featuring a wide 10m frontage and a regular plot, this home is designed for both space and comfort. Enjoy the thoughtful addition of dual-key front doors and lift provision, perfect for multi-generational living or rental potential. - Enjoy convenience with short walk to Sembawang Hills Food Centre and charming food street at Sembawang Hills Estate which offers hipster cafes, restaurants, food centre and convenience store. Within a short drive, daily needs can also be met at the evergreen Thomson Plaza, bustling AMK Hub and Mayflower MRT station. - "Families will love the location — just 400m to CHIJ St. Nicholas Girls’ School and under 2km to Ai Tong Primary School. - Don't miss out on this rare gem in the heart of a beloved neighbourhood. Contact us today to schedule a private viewing! (Note: All areas and dimensions are approximate measurements only and are subject to final survey) Soo Chow Garden/Jln Chegar/Jln Khamis/Jln Isnin/Jln Pemimpin/Jln Berjaya/Clover Way/Clover Rise/Binchang Walk/ Clover Cres/Jln Hari Raya/Jln Rabu/Jln Minggu/Sin Ming Rd/Jln Keli/Jln Ikan Merah/Jln Belibas/Jln Sembawang/Thomson Road/Gardenia Rd/Carnation Dr/Orchid Dr/Gladiola Dr/Daffodill Dr/Toronto Rd/Florida Rd/Jupiter Rd/Windsor/Island Club Rd/Windsor Nature
Loading map...
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…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 151 HDB resale transactions (data.gov.sg)
Fair Value
S$1.87M
S$534 psf
Asking Price
S$6.30M
S$2,096 psf
vs Market
+237.3%
vs Last Done
+329.5%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
151 comps
Nearest MRT
Ang Mo Kio
1906m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
151 comparable transactions
S$519
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.029
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$534
Recent Comparable Transactions
10 shown · 151 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -8.6% vs FV | 99yr from 2001 |
May 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -8.6% vs FV | 99yr from 2001 |
May 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +15.9% vs FV | 99yr from 1998 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -12.5% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▼S$454 -15.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 468A ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$688,888 | ▼S$467 -12.5% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +5.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +8.4% vs FV | 99yr from 2001 |
Apr 2026 | Blk 310 CANBERRA RD Floor 01 TO 03 | 1,528sqft | S$800,000 | ▼S$523 -2.1% vs FV | 99yr from 1998 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -13.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +9.4% vs FV | 99yr from 1998 |
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-12.5% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
-15.0% vs FV
Blk 468A ADMIRALTY DR
Apr 2026 · Floor 07 TO 09
-12.5% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+5.8% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+8.4% vs FV
Blk 310 CANBERRA RD
Apr 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-13.5% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+9.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat in Sembawang, estimated at $1,868,020 or $534 PSF, indicates a significant upward trend in the local real estate market. With a remaining lease of 72 years, this property is positioned favorably among potential buyers who value both the spacious layout typically associated with executive flats and the longevity of the lease, which assures them of a substantial habitation period. The high model confidence, based on 151 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation amidst fluctuating market conditions.
The market signal revealing a valuation that is 237.3% above the baseline suggests a robust demand for properties in this area, reflecting a growing interest in Sembawang as a residential hub. Such an elevated market position may be attributed to several factors, including improved infrastructure, enhanced connectivity, and the increasing appeal of relatively affordable yet spacious housing options. As the landscape of Singapore's real estate continues to evolve, this Executive flat not only represents a sound investment but also a pivotal opportunity for discerning buyers looking to capitalize on the burgeoning market dynamics in Sembawang.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.