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 (approx) - 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) Disclaimer: All built-up areas, land sizes, and other measurements stated are based on approximate figures and are provided for general reference only. Prospective buyers or tenants are advised to verify all measurements independently through a qualified professional or relevant authorities prior to making any decision.
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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
Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$1.86M
S$531 psf
Asking Price
S$6.30M
S$2,096 psf
vs Market
+238.9%
vs Last Done
+353.7%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Ang Mo Kio
1906m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 comparable transactions
S$516
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$531
Recent Comparable Transactions
10 shown · 150 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -13.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -13.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +10.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -2.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +4.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +2.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -8.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +9.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -11.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▼S$531 0.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -10.5% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+10.0% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-2.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+4.1% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-8.3% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+9.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-11.9% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
0.0% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-10.5% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sembawang presents a compelling valuation of $1,859,077, translating to an estimated $531 per square foot. With a remaining lease of 72 years, this property is poised within a robust market landscape, reflecting a significant valuation that exceeds the baseline by an impressive 238.9%. Such a differential not only underscores the high demand for HDB properties in the Sembawang area but also signals a bullish sentiment among potential buyers who recognize the value of long-term ownership in a thriving community.
Our analysis, grounded in a comprehensive review of 150 recent HDB resale transactions in the vicinity, yields a model confidence level categorized as high. This strong confidence is indicative of the property’s competitive edge, driven by factors such as location, amenities, and overall market trends. The enduring appeal of Sembawang, coupled with the property’s attractive lease duration, positions it as a premium investment opportunity within Singapore’s evolving real estate landscape. Stakeholders should remain cognizant of the dynamic market signals as they consider this unique offering in the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.