Rare 8BR Landed Home | 3-Min Walk to Singapore American School Beechwood Grove – Prestigious Landed Enclave Near SAS Positioned in a quiet residential enclave, this exceptionally spacious landed residence is just a 3-minute walk to the back gate of Singapore American School (SAS) — a rare opportunity for families seeking both convenience and privacy. Set within a tranquil neighbourhood, this impressive home offers approximately 8,183 sqft land size, thoughtfully designed for large or multi-generational families. Property Highlights • 8 Bedrooms | 7 Bathrooms – Ideal for large families • Approx 8,183 sqft land size • Located in a quiet landed enclave • 3-minute walk to Singapore American School • Spacious living and dining areas • Flexible layout for home office / gym / playroom • Bright interiors with natural light • Generous outdoor space for family living • Partially furnished Perfect for Families The home offers expansive living spaces that allow for multiple living zones — from formal entertaining areas to relaxed family spaces. The generous layout easily accommodates extended family members, guests, or live-in helpers, ensuring comfort and privacy for everyone. Prime Location One of the key highlights is its unmatched proximity to Singapore American School, making daily school runs effortless. Families can enjoy the convenience of walking their children to school while living in a peaceful residential setting. Asking Rent: $16,500/month (sub GST) Available: 11 June 2026 Contact Johnny Chia for viewing today. HP 9182XXXX Homes this close to SAS rarely come available — secure it before the next school term begins.
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Total Transactions
18
Average Price
S3.6M
Total Value
S64.0M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 363 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$5.56M
S$582 psf
Asking Price
S$16,500
S$2 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
363 comps
Nearest MRT
Marsiling
847m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
363 comparable transactions
S$543
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$582
Recent Comparable Transactions
10 shown · 363 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -19.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 128 MARSILING RISE Floor 04 TO 06 | 1,701sqft | S$800,000 | ▼S$470 -19.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 339 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$985,000 | ▼S$520 -10.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 357 WOODLANDS AVE 5 Floor 04 TO 06 | 1,550sqft | S$860,000 | ▼S$555 -4.6% vs FV | 99yr from 1996 |
Mar 2026 | Blk 816 WOODLANDS ST 82 Floor 04 TO 06 | 1,905sqft | S$1,150,000 | ▲S$604 +3.8% vs FV | 99yr from 1994 |
Feb 2026 | Blk 119 MARSILING RISE Floor 13 TO 15 | 1,787sqft | S$930,000 | ▼S$520 -10.7% vs FV | 99yr from 1995 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 04 TO 06 | 1,894sqft | S$970,000 | ▼S$512 -12.0% vs FV | 99yr from 1994 |
Feb 2026 | Blk 307 WOODLANDS AVE 1 Floor 10 TO 12 | 1,894sqft | S$1,018,000 | ▼S$537 -7.7% vs FV | 99yr from 1994 |
Feb 2026 | Blk 357 WOODLANDS AVE 5 Floor 07 TO 09 | 1,550sqft | S$950,000 | ▲S$613 +5.3% vs FV | 99yr from 1996 |
Feb 2026 | Blk 362 WOODLANDS AVE 5 Floor 10 TO 12 | 1,572sqft | S$942,000 | ▲S$599 +2.9% vs FV | 99yr from 1996 |
Feb 2026 | Blk 893C WOODLANDS DR 50 Floor 10 TO 12 | 1,561sqft | S$933,888 | ▲S$598 +2.7% vs FV | 99yr from 1996 |
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-19.2% vs FV
Blk 128 MARSILING RISE
Mar 2026 · Floor 04 TO 06
-19.2% vs FV
Blk 339 WOODLANDS AVE 1
Mar 2026 · Floor 04 TO 06
-10.7% vs FV
Blk 357 WOODLANDS AVE 5
Mar 2026 · Floor 04 TO 06
-4.6% vs FV
Blk 816 WOODLANDS ST 82
Mar 2026 · Floor 04 TO 06
+3.8% vs FV
Blk 119 MARSILING RISE
Feb 2026 · Floor 13 TO 15
-10.7% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 307 WOODLANDS AVE 1
Feb 2026 · Floor 10 TO 12
-7.7% vs FV
Blk 357 WOODLANDS AVE 5
Feb 2026 · Floor 07 TO 09
+5.3% vs FV
Blk 362 WOODLANDS AVE 5
Feb 2026 · Floor 10 TO 12
+2.9% vs FV
Blk 893C WOODLANDS DR 50
Feb 2026 · Floor 10 TO 12
+2.7% vs FV
HELIOS AI Analysis
The valuation of the Executive HDB in Woodlands, with a remaining lease of 75 years, stands at an estimated value of $5,555,312, translating to a price per square foot (PSF) of $582. This valuation reflects the current market dynamics, showing a notable stability as the market price indicates a 0% difference from the baseline. Such consistency in valuation underscores the resilience of the HDB segment in Woodlands, which has remained attractive to both buyers and investors alike.
Leveraging insights from 363 recent HDB resale transactions in the vicinity, the model confidence for this valuation is classified as High. This indicates a strong alignment with prevailing market conditions, supporting the view that the HDB Executive unit not only meets but potentially exceeds the expectations of prospective buyers seeking quality living spaces in a well-established area. With the remaining lease extending well into the future, this property is positioned to offer sustained value appreciation, reinforcing the attractiveness of long-term investment in the Woodlands region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.