589b Montreal Drive 752589, Admiralty, North Region, Singapore
$630,000
⭐ Main door facing Southwest ⭐ Well kept condition ⭐ Bright & Airy ⭐ No West sun ⭐ Garden view ⭐ Walk to MRT/Mall ⭐ Chinese owner ⭐ All Races eligible ⭐ Only Malaysian SPR eligible ⭐ May require delayed submission
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3008899K
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg)
Fair Value
S$685,668
S$579 psf
Asking Price
S$630,000
S$532 psf
vs Market
-8.1%
vs Last Done
+2.7%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Sembawang
612m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$541
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$579
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 298 YISHUN ST 20 Floor 07 TO 09 | 1,206sqft | S$625,000 | ▼S$518 -10.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 298 YISHUN ST 20 Floor 07 TO 09 | 1,206sqft | S$625,000 | ▼S$518 -10.5% vs FV | 99yr from 2000 |
Aug 2025 | Blk 115C YISHUN RING RD Floor 10 TO 12 | 1,206sqft | S$678,888 | ▼S$563 -2.8% vs FV | 99yr from 2001 |
Jun 2025 | Blk 297 YISHUN ST 20 Floor 07 TO 09 | 1,206sqft | S$678,000 | ▼S$562 -2.9% vs FV | 99yr from 2000 |
May 2025 | Blk 299 YISHUN ST 20 Floor 07 TO 09 | 1,195sqft | S$650,000 | ▼S$544 -6.0% vs FV | 99yr from 2000 |
Jan 2025 | Blk 297 YISHUN ST 20 Floor 01 TO 03 | 1,195sqft | S$608,000 | ▼S$509 -12.1% vs FV | 99yr from 2000 |
Dec 2024 | Blk 297 YISHUN ST 20 Floor 10 TO 12 | 1,195sqft | S$695,000 | ▲S$582 +0.5% vs FV | 99yr from 2000 |
Nov 2024 | Blk 115B YISHUN RING RD Floor 13 TO 15 | 1,195sqft | S$660,000 | ▼S$552 -4.7% vs FV | 99yr from 2001 |
Sep 2024 | Blk 298 YISHUN ST 20 Floor 10 TO 12 | 1,195sqft | S$653,888 | ▼S$547 -5.5% vs FV | 99yr from 2000 |
Jul 2024 | Blk 297 YISHUN ST 20 Floor 01 TO 03 | 1,206sqft | S$615,000 | ▼S$510 -11.9% vs FV | 99yr from 2000 |
Jul 2024 | Blk 298 YISHUN ST 20 Floor 07 TO 09 | 1,184sqft | S$628,000 | ▼S$530 -8.5% vs FV | 99yr from 2000 |
Blk 298 YISHUN ST 20
Feb 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 298 YISHUN ST 20
Feb 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 115C YISHUN RING RD
Aug 2025 · Floor 10 TO 12
-2.8% vs FV
Blk 297 YISHUN ST 20
Jun 2025 · Floor 07 TO 09
-2.9% vs FV
Blk 299 YISHUN ST 20
May 2025 · Floor 07 TO 09
-6.0% vs FV
Blk 297 YISHUN ST 20
Jan 2025 · Floor 01 TO 03
-12.1% vs FV
Blk 297 YISHUN ST 20
Dec 2024 · Floor 10 TO 12
+0.5% vs FV
Blk 115B YISHUN RING RD
Nov 2024 · Floor 13 TO 15
-4.7% vs FV
Blk 298 YISHUN ST 20
Sep 2024 · Floor 10 TO 12
-5.5% vs FV
Blk 297 YISHUN ST 20
Jul 2024 · Floor 01 TO 03
-11.9% vs FV
Blk 298 YISHUN ST 20
Jul 2024 · Floor 07 TO 09
-8.5% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Yishun, with a remaining lease of 74 years, stands at an estimated value of $685,668, translating to a price per square foot (PSF) of $579. This valuation is indicative of a competitive market positioning, with a notable 8.1% difference from the baseline, classifying it as a good deal within the current market landscape. The assessment is grounded in an analysis of 11 recent HDB resale transactions within the vicinity, providing a robust framework for this valuation.
Factors contributing to the property's valuation include its strategic location in Yishun, an area known for its family-friendly amenities and accessibility. With a remaining lease of 74 years, the unit maintains a healthy leasehold lifespan, which is essential for prospective buyers considering long-term investment potential. The medium confidence level in this model's valuation reflects the inherent variability in the market, yet it remains a compelling opportunity for both homebuyers and investors seeking value in the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.