Meng Suan Road, Nee Soon, North Region, Singapore
$8,888 /month
Looking for a landed home that comfortably fits the whole family — with space, privacy and everyday convenience? Welcome to Meng Suan Road — a well-designed 6-bedroom landed home ideal for families or multi-generational living in a quiet, green enclave. >> Home Highlights - 6 bedrooms (4 ensuites) — ideal for large families or live-in help - All rooms fit queen-sized beds comfortably - Private lift — convenient access across all levels - 3 storeys + roof terrace — space for living, work & relaxation - Bomb shelter for storage >> Lifestyle Living - Private swimming pool — perfect for family time - Roof terrace for gatherings or quiet evenings - Spacious living areas for hosting and daily comfort - Front patio with parking Note: Routine maintenance for lift and swimming pool is to be borne separately on a periodic basis. >> Comfort & Practicality - Main door facing South-East - Bright, airy interiors with good ventilation - Functional layout suitable for long-term stay >> Location & Connectivity - Near Springleaf MRT Station - Easy access to SLE & CTE - Quiet landed enclave with greenery >> Ideal For - Families relocating to Singapore - Expats seeking space & privacy - Multi-generational households - Tenants who value a landed lifestyle *** A rare landed rental offering space, privacy and lifestyle — arrange a viewing to experience it.
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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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Estimated sale value based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$2.14M
S$543 psf
Asking Price
S$8,888
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Khatib
2560m 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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$543
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 -14.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -14.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +11.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +1.8% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 0.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +6.8% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -13.8% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.9% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-14.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.6% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+11.6% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+1.8% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
0.0% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.6% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.3% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+6.8% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-13.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 75 years, stands at an estimated value of $2,144,015, translating to $543 PSF. This price reflects a significant equilibrium in the market, as evidenced by a 0% difference from the baseline, indicating a stable valuation amidst fluctuating market conditions. Such resilience is underpinned by the high confidence level of the model utilized in this analysis, which is bolstered by data derived from 152 recent HDB resale transactions in the vicinity.
In the current landscape of Singapore's property market, the performance of HDBs, particularly in regions like Sembawang, demonstrates a robust demand driven by both owner-occupiers and investors. The 75-year remaining lease offers a favorable outlook, ensuring that the property remains attractive to prospective buyers who seek longevity in their investment. As Singapore continues to evolve, the dynamics of the HDB market will play a crucial role in shaping residential real estate trends, making such properties not just homes, but strategic assets in a diversified portfolio.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.