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: L3008022J
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$2.33M
S$465 psf
Asking Price
S$7.60M
S$2,385 psf
vs Market
+226.7%
vs Last Done
+416.2%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Ang Mo Kio
2422m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$517
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$465
Recent Comparable Transactions
10 shown · 152 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 -0.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -0.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +25.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +11.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +30.3% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +18.9% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +16.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +9.0% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +4.7% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +24.7% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +0.6% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-0.6% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-0.6% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+25.6% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+11.4% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+30.3% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+18.9% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+16.8% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+9.0% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+4.7% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+24.7% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+0.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sembawang, with a remaining lease of 63 years, stands at an estimated value of $2,326,237 or $465 PSF. This figure indicates a significant market signal, being valued above market expectations, with a remarkable 226.7% difference from the baseline. Such a premium valuation suggests a robust demand for HDB properties in this region, driven by various socio-economic factors that appeal to both local and foreign buyers.
Our analysis, grounded on a comprehensive review of 152 recent HDB resale transactions in the vicinity, reflects a high model confidence in this valuation. The sustained interest in Sembawang as an emerging residential hub is likely attributed to its strategic connectivity, family-friendly amenities, and ongoing urban development. As the market continues to evolve, this property exemplifies the potential for capital appreciation amidst a resilient real estate landscape, making it a noteworthy investment opportunity for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.