Jalan Sankam, Sembawang Straits, North Region, Singapore
$6,200,000
Introducing Zen @ 23 Jalan Sankam, a brand new 3-storey freehold intermediate terrace with lift and attic, thoughtfully designed for modern multi-generational living. Quality finishes elevate the home, including Bravat sanitary wares and premium V-Zug appliances, while a private lift connects all levels for convenience. The property also provides parking for two cars and an EV charging isolator point. Key Highlights • Freehold 3-storey intermediate terrace with attic • Approx. 1,771 sqft land | Approx. 4,834 sqft built-up • Private lift serving all floors • 5 bedrooms all with ensuite bathrooms • Parking for 2 cars • EV charging isolator point • Bravat sanitary wares & V-Zug appliances • Estimated TOP Q3 2026 Contact us today for the full floor plans, brochure, and to arrange a private viewing! Disclaimer: Photos used are solely for reference use only and may not represent the final result. Disclaimer: All land and built-up areas are based on approximate measurements only and are subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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Total Transactions
2
Average Price
S1.8M
Total Value
S3.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$2.58M
S$533 psf
Asking Price
S$6.20M
S$3,501 psf
vs Market
+140.6%
vs Last Done
+465.6%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Sembawang
2041m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$533
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$533
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +16.1% vs FV | 99yr from 1998 |
May 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +16.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 310 CANBERRA RD Floor 01 TO 03 | 1,528sqft | S$800,000 | ▼S$523 -1.9% vs FV | 99yr from 1998 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +9.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +13.7% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +3.8% vs FV | 99yr from 1999 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +8.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,539sqft | S$945,000 | ▲S$614 +15.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 336 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$765,000 | ▼S$511 -4.1% vs FV | 99yr from 1999 |
Dec 2025 | Blk 338 SEMBAWANG CRES Floor 16 TO 18 | 1,453sqft | S$785,000 | ▲S$540 +1.3% vs FV | 99yr from 1999 |
Dec 2025 | Blk 337 SEMBAWANG CRES Floor 13 TO 15 | 1,464sqft | S$780,000 | ▼S$533 0.0% vs FV | 99yr from 1999 |
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+16.1% vs FV
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+16.1% vs FV
Blk 310 CANBERRA RD
Apr 2026 · Floor 01 TO 03
-1.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+9.6% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+13.7% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+8.8% vs FV
Blk 310 CANBERRA RD
Jan 2026 · Floor 13 TO 15
+15.2% vs FV
Blk 336 SEMBAWANG CRES
Jan 2026 · Floor 10 TO 12
-4.1% vs FV
Blk 338 SEMBAWANG CRES
Dec 2025 · Floor 16 TO 18
+1.3% vs FV
Blk 337 SEMBAWANG CRES
Dec 2025 · Floor 13 TO 15
0.0% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive property in Sembawang reflects a robust market sentiment, with an estimated value of $2,577,367, translating to $533 PSF. Notably, this valuation exceeds the baseline market price by 140.6%, indicating a significant demand exceeding supply in this desirable locale. The remaining lease of 70 years positions this property attractively within the HDB landscape, suggesting that potential buyers are willing to invest substantially in properties with a longer leasehold, which is increasingly sought after in Singapore's evolving real estate market.
Analysis based on 32 recent HDB resale transactions in the vicinity reinforces the valuation's credibility, showcasing a high model confidence level. This elevated market signal indicates a potential trend where buyers are increasingly inclined to pay a premium for properties that offer both a strategic location and favorable lease terms. As Sembawang continues to develop and enhance its infrastructure and amenities, the attractiveness of HDB Executive units in this area may further strengthen, promising lucrative opportunities for current and prospective homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.