Jalan Leban, Sembawang Hills, North-east Region, Singapore
$6,200,000
Freehold Semi-Detached | Multi-Generation Dream Home | Jalan Leban Rarely available 8 Bedrooms + Helper’s Room | 7 Bathrooms Beautifully maintained and thoughtfully designed for large or extended families. South-East facing – bright, airy & well-ventilated Impressive high ceiling – enhances spaciousness & natural light Generous living & dining area ideal for family gatherings Well-sized kitchen with separate wet kitchen Granny room on 1st floor – ideal for elderly family members Spacious family areas on 2nd & 3rd floor – perfect for lounge, study or entertainment space Front car porch & private backyard Move-in condition Layout: 1st Floor – Living & Dining, Granny Room, Wet Kitchen, Helper’s Room, 2 Bathrooms 2nd Floor – 4 Bedrooms, 3 Bathrooms + Family Area 3rd Floor (Attic) – 3 Bedrooms, 2 Bathrooms + Family Area Surrounded by supermarkets, wet markets, eateries, parks & playgrounds Near Mayflower MRT station Within 2KM to reputable schools Perfect for multi-generation living, offering space, privacy and comfort for every family member. Contact 9836XXXX for an exclusive viewing – rare freehold landed opportunity at Jalan Leban!
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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$1.95M
S$391 psf
Asking Price
S$6.20M
S$2,063 psf
vs Market
+217.1%
vs Last Done
+346.5%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Ang Mo Kio
2246m 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)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$391
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 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.5% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.4% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.5% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.8% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sembawang reflects a compelling opportunity within the current market landscape, with an estimated value of $1,954,982 translating to $391 PSF. With a remaining lease of 53 years, this property stands as a significant asset, particularly in a district where demand for spacious public housing remains robust. The valuation is notably positioned at 217.1% above the baseline, signaling a strong market signal that suggests heightened buyer interest and confidence in the area.
This assessment is grounded in a rigorous analysis of 150 recent HDB resale transactions within the vicinity, which reinforces the model's high confidence rating. The considerable premium reflects not only the property’s strategic location but also the ongoing urban development initiatives that are enhancing Sembawang's appeal. As potential buyers navigate a competitive market, the unique characteristics of this HDB Executive unit, combined with its substantial leasehold period, contribute to its elevated valuation, marking it as a desirable investment in Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.