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…
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Estimated sale value based on 153 HDB resale transactions (data.gov.sg)
Fair Value
S$2.15M
S$545 psf
Asking Price
S$8,888
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
153 comps
Nearest MRT
Khatib
2560m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
153 comparable transactions
S$519
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$545
Recent Comparable Transactions
10 shown · 153 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -10.5% vs FV | 99yr from 2001 |
May 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▼S$488 -10.5% vs FV | 99yr from 2001 |
May 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +0.4% vs FV | 99yr from 2001 |
May 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +13.6% vs FV | 99yr from 1998 |
May 2026 | Blk 423 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$750,000 | ▼S$536 -1.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▼S$454 -16.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 468A ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$688,888 | ▼S$467 -14.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +6.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 310 CANBERRA RD Floor 01 TO 03 | 1,528sqft | S$800,000 | ▼S$523 -4.0% vs FV | 99yr from 1998 |
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 503A CANBERRA LINK
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+13.6% vs FV
Blk 423 CANBERRA RD
May 2026 · Floor 07 TO 09
-1.7% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.3% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
-16.7% vs FV
Blk 468A ADMIRALTY DR
Apr 2026 · Floor 07 TO 09
-14.3% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+6.2% vs FV
Blk 310 CANBERRA RD
Apr 2026 · Floor 01 TO 03
-4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sembawang, with a remaining lease of 75 years, stands at an estimated value of $2,153,331, translating to a price per square foot (PSF) of $545. This valuation reflects a market price that is precisely aligned with the baseline, indicating a stable demand in the local housing market. The high model confidence, derived from an analysis of 153 recent HDB resale transactions in the vicinity, underlines the reliability of this assessment.
In the context of Singapore’s evolving real estate landscape, the Sembawang area has exhibited a resilient market dynamic, particularly for HDB properties. The long remaining lease of this executive unit not only enhances its appeal to potential buyers but also mitigates concerns associated with lease decay, thereby supporting sustained valuations. As the market remains steadfast with a 0% difference from the baseline, it signals a balanced supply-demand equation, making this property a sound investment in a competitive environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.