Lentor Grove, Tagore, North-east Region, Singapore
$7,600,000
Approximately 6-minutes walk to Lentor MRT only ! Property Summary: - Land Area: 3,186 sqft approx. - Built Up : Around 5,000 sqft approx. - Direction Facing : South East - 6 Bedrooms and 5 Bathrooms - With additional Office Room, Helpers Room and Storage Room - Able to park 2 vehicles at front porch area - Well Maintained - Move in Condition - Bright and Breezy - Lots of Natural Lighting - Superb for Multi-Generation Family Level One: - Living Room - Separated Dining Area - Dry Kitchen - Wet Kitchen - Backyard - 1 Bedroom - Powder Room/Bathroom - Patio : Fish Pond (1.5m depth) , Fish Spa Pond and Garden - Front Porch (Fits 2 vehicles) Level Two: - Family Area - Master Bedroom with Attached Bathroom, Separated Shower and Washroom - Junior Master Bedroom with Attached Bathroom - Common Bedroom with Jack & Jill Bathroom - Huge Balcony Facing Park Level 3: - Family Area - Home Office - Music Room - Bedroom with Jack & Jill Bathroom - Huge Balcony Facing Park ***Nearby Amenities *** MRT: Lentor MRT (283m) Yio Chu Kang MRT (957m) Mayflower MRT (1.71km) Primary Schools: Anderson Primary (480m) Mayflower Primary (1.3km) CHIJ St. Nicholas Girls School (1.54km) AngMoKio Primary (1.97km) Groceries and Supermarket: Giant (1.41km) Hao Mart (1.78km) Sheng Shiong (1.94km) Fairprice (2km) Hawkers: Blk 628 Ang Mo Kio Ave 4 (709m) Blk 160/162 Ang Mo Kio Ave 4 (1.39km) Blk 724 Ang Mo Kio Ave 6 (1.88km) Sembawang Hill Food Centre (1.89km) Malls: Broadway Plaza (1.88km) Jubilee (2km) AMK Hub (3.3km)
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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: L3009567G
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$2.33M
S$466 psf
Asking Price
S$7.60M
S$2,385 psf
vs Market
+226.0%
vs Last Done
+410.7%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
2422m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$466
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +21.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +24.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +0.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +21.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +24.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -0.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +25.3% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +11.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +30.0% vs FV | 99yr from 1998 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+21.2% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-0.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+25.3% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+11.2% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+30.0% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Sembawang, pegged at approximately $2,331,142 or $466 PSF, signifies a notable trend in the Singapore residential market, particularly within the HDB segment. With a remaining lease of 63 years, the property commands a premium price that is approximately 226% above the baseline market value. This substantial deviation from the norm indicates a strong demand for larger HDB units in this area, reflecting both the desirability of the location and the overall health of the housing market.
The high model confidence derived from analysis of 302 recent HDB resale transactions in the vicinity further solidifies the credibility of this valuation. Factors contributing to this elevated market signal include the strategic development initiatives in Sembawang, enhanced transport connectivity, and the growing appeal of the neighborhood as a family-friendly enclave. As such, investors and prospective homeowners should recognize the potential for sustainable value appreciation in this segment, particularly with the remaining lease providing ample time for capital growth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.