Positioned within a peaceful landed enclave, 17 Beechwood Grove offers a rare opportunity to live in a substantial family residence just a 3-minute walk from the back gate of Singapore American School (SAS). Designed for large or multi-generational families, this impressive home sits on 9,546 sqft of land and offers approximately 8,183 sqft of built-up space, providing exceptional room to live, work, and entertain. The home features 8 generously sized bedrooms and 7 bathrooms, offering remarkable flexibility for families who value both privacy and togetherness. Whether accommodating extended family, guests, or live-in helpers, the thoughtful layout ensures everyone enjoys their own comfortable space. The home welcomes you with expansive living areas filled with natural light. The generous proportions allow for multiple living zones, from formal entertaining spaces to relaxed family areas where daily life naturally unfolds. Large windows invite greenery and daylight into the interiors, creating a warm and open atmosphere throughout the residence. The dining area flows seamlessly into the living spaces, making it ideal for hosting gatherings, celebrations, or casual family meals. With the scale of the home, there is also the flexibility to create dedicated spaces such as a home office, library, playroom, or gym — perfect for modern family lifestyles. Stepping outside, the substantial land size provides ample outdoor space for recreation and relaxation. Families can enjoy private garden areas, outdoor dining, and room for children to play freely within the safety of their own home environment. The generous grounds also create a sense of privacy and tranquility rarely found so close to a major international school. One of the most compelling advantages of this property is its exceptional proximity to Singapore American School: 3-minute walk to the school's back gate. Contact Meriell 939.08899 or Charles (French in Singapore for 20yrs) 989.06644 to view this home.
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Total Transactions
18
Average Price
S3.6M
Total Value
S64.0M
Calculating fair value from URA transaction data…
Estimated sale value based on 362 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$4.76M
S$582 psf
Asking Price
S$16,500
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
362 comps
Nearest MRT
Marsiling
847m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
362 comparable transactions
S$544
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 · 362 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 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 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 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▲S$593 +1.9% vs FV | 99yr from 1999 |
Blk 339 WOODLANDS AVE 1
Mar 2026 · Floor 04 TO 06
-10.7% 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
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+1.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Woodlands, with a remaining lease of 75 years, stands at an estimated value of $4,764,379, translating to $582 PSF. This valuation reflects a robust market signal, indicating a market price that shows a 0% difference from the baseline. The data derived from 362 recent HDB resale transactions in the vicinity underscores the stability and competitiveness of this segment, positioning this property favorably within the local real estate landscape.
The high model confidence associated with this valuation suggests a strong alignment with current market conditions and buyer sentiment. The enduring appeal of Woodlands, coupled with the significant remaining lease, enhances the attractiveness of this HDB Executive unit. As demand for well-located, spacious HDB properties persists, potential investors and homeowners alike are likely to view this valuation as an opportunity to secure a property with both immediate and long-term value appreciation potential amidst Singapore's dynamic housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.