Jalan Joran, Seletar Hills, North-east Region, Singapore
$5,480,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Modern 2.5 Storey Corner-T @ Seletar Hills Estate - Tenure : 999 - Land : 2322 sqft - Build : 3600 sqft - Facing : South - Rooms : 4 + 1 + 1 - Bath : 5 Features : Granny room , helper’s room Koi pond All spacious rooms - Nestled within the tranquil and lush enclave of Seletar Hills Estate, this bright and modern corner terrace offers an efficient rectangular layout designed for comfortable family living. - The home features a sheltered car porch that can accommodate up to two cars. A beautiful koi pond at the entrance adds charm and creates a welcoming atmosphere. - One of the standout features of the home is the master bedroom, which opens directly to a private garden. The master suite also comes with a walk-in closet and a unique outdoor shower for a resort-style living experience. - The property is conveniently located just a short walk to nearby bus stops with direct connections to Yio Chu Kang, Ang Mo Kio, and Bishan MRT stations. Daily amenities are easily accessible at Greenwich V (CS Fresh supermarket and eateries) and Seletar Mall. - Ideal for families seeking peaceful landed living within a green neighbourhood while staying well-connected to city conveniences. Jalan Joran Jalan Kayu Jalan Selaseh Jalan Tari Piring Jalan Batai Jalan Jarak Jalan Leban Jalan Keruing Jalan Chengam Jalan Tampang Jalan Kechubong Jalan Belangkas Jalan Rengkam Jalan Tembusu Jalan Redop Jalan Kuras Jalan Sempadan Jalan Chempedak Jalan Sendudok Jalan Lanjut Jalan Gaharu Jalan Buloh Perindu near Fernvale Primary School Rosyth School Nan Chiau Primary School and nearby MRT stations include Yio Chu Kang MRT and Buangkok MRT
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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: L3002382K
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Automated Valuation based on 201 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$2.18M
S$605 psf
Asking Price
S$5.48M
S$2,383 psf
vs Market
+151.8%
vs Last Done
+279.5%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
201 comps
Nearest MRT
Buangkok
2549m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$605
Recent Comparable Transactions
10 shown · 201 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +3.8% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +3.8% vs FV | 99yr from 2003 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -6.6% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -6.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +3.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +2.8% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -0.7% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -5.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -8.8% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -1.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▼S$600 -0.8% vs FV | 99yr from 2001 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+3.8% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+3.8% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-6.6% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-6.4% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+2.8% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-5.8% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-8.8% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-1.7% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
-0.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sengkang presents an insightful view into the current dynamics of the Singapore property market. With a remaining lease of 93 years, this property commands an estimated value of $2,176,373, translating to a premium of $605 PSF. This valuation is notably above the market baseline, exhibiting a significant 151.8% difference, which signals robust demand and a competitive marketplace for HDB properties in this region.
Analysis of the recent resale transactions—spanning 201 properties in the vicinity—reveals a high level of confidence in this model, affirming the valuation's credibility. The Sengkang area, known for its strategic connectivity and family-friendly amenities, continues to attract buyers seeking long-term investments in HDB real estate. The strong market signal is indicative of the area’s desirability, underpinned by factors such as ongoing development projects and proximity to essential services, which enhance the overall living experience for prospective homeowners.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.