Tamarind Road, Seletar Hills, North-east Region, Singapore
$5,500,000
PROPERTY DETAILS ✅ Freehold ✅ Regular rectangular shape land ✅ Wide frontage of 9.2m and depth of 26.2m ✅ Facing out of main door: North-North-West (NNW) ✅ Corner terrace unit - greater natural light and larger plot ✅ Land: 2,594 sf | Built up: estimated 3,500 sf ✅ TOP 2022 after $1.5m Full A&A — excellent move-in condition ✅ 4 spacious bedrooms, all with ensuite bathrooms ✅ 5 bathrooms + a powder room ✅ Helper / granny room with attached bathroom ✅ Extensive zip track systems installed in 2 large balconies LAYOUT ✅ 1st floor: Living room, dining room, powder room, helper/granny room with ensuite bathroom, dry kitchen with large open concept pantry, wet kitchen, yard area, outdoor BBQ area, garden and car porch (parks 1 car) ✅ 2nd floor: 2 bedrooms with ensuite bathrooms, each with its own humongous balcony (equipped with surround-zip trak system) ✅ 3rd floor: 2 bedrooms with ensuite bathrooms ✅ Floor plans available upon request ACCESSIBILITY ✅ 10 mins walk to nearest bus stop (70, 86, 163, 854, 857) ✅ 9 bus stops to Yio Chu Kang MRT & bus interchange ✅ Fast & easy access to CTE, SLE and TPE EDUCATION ✅ Within 1-2km: Anderson, Fernvale, Jing Shan, Mayflower and Sengkang Green Pri Schs ✅ Secondary and tertiary: Anderson Secondary, Presbyterian High, Yio Chu Kang Secondary, Nanyang Polytechnic Note: Photos of the property have undergone editing by AI to remove certain movable furniture, appliances, personal belongings, wall hangings and stickers. Contact Fay Lim 9073.7272 for a viewing!
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Total Transactions
6
Average Price
S4.0M
Total Value
S24.2M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 200 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.64M
S$469 psf
Asking Price
S$5.50M
S$2,120 psf
vs Market
+235.3%
vs Last Done
+237.6%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
200 comps
Nearest MRT
Ang Mo Kio
2353m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
200 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$469
Recent Comparable Transactions
10 shown · 200 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 +33.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +33.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▲S$565 +20.5% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▲S$566 +20.7% vs FV | 99yr from 1998 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +32.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▲S$601 +28.1% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▲S$570 +21.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▲S$552 +17.7% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▲S$595 +26.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▲S$600 +27.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 205B COMPASSVALE LANE Floor 04 TO 06 | 1,539sqft | S$950,000 | ▲S$617 +31.6% vs FV | 99yr from 1999 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+33.9% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+33.9% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
+20.5% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
+20.7% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+32.6% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
+28.1% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
+21.5% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
+17.7% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
+26.9% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
+27.9% vs FV
Blk 205B COMPASSVALE LANE
Jan 2026 · Floor 04 TO 06
+31.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang, with a remaining lease of 57 years, stands at an estimated value of $1,640,210, translating to an impressive $469 per square foot (PSF). This valuation significantly exceeds the baseline market rate, reflecting a substantial 235.3% difference, positioning this property firmly above current market expectations for similar units in the vicinity.
This heightened valuation is supported by a robust analytical model, exhibiting a high confidence level based on an extensive dataset derived from 200 recent HDB resale transactions in the area. The dynamics of the Sengkang market indicate a growing demand for HDB properties, particularly for executive flats, which are becoming increasingly sought after due to their spacious layouts and proximity to amenities. As the remaining lease remains a critical factor in valuation, the 57-year tenure of this property suggests a balanced consideration for both owner-occupiers and investors, further enhancing its desirability in a competitive marketplace.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.