Jalan Merdu, Sengkang Town Centre, North-east Region, Singapore
$6,380,000
North-facing orientation with good natural light 5 Bedrooms + 5 Bathrooms (including helper's room) All bedrooms with attached bathrooms Spacious and practical layout, ideal for multi-generational families Quiet and private landed enclave Elevated land with unblocked views Large greenery frontage, perfect for family gatherings Lifestyle & Connectivity: Short walk to Sengkang MRT Station Approx. 5-minute drive to Compass One Mall Easy access to TPE & KPE expressways Near Punggol Park Connector Nearby Amenities: Sengkang Hospital, Rivervale Mall, Compass One, Sengkang Community Centre Nearby Schools: Sengkang Primary School Compassvale Primary School Rivervale Primary School North Spring Primary School Mee Toh School Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
14
Average Price
S3.9M
Total Value
S54.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 157 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.77M
S$591 psf
Asking Price
S$6.38M
S$1,336 psf
vs Market
+259.8%
vs Last Done
+138.6%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
157 comps
Nearest MRT
Sengkang
643m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
157 comparable transactions
S$571
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$591
Recent Comparable Transactions
10 shown · 157 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -4.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -4.2% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +5.8% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +5.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▲S$601 +1.7% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -3.6% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -6.6% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▲S$595 +0.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▲S$600 +1.5% vs FV | 99yr from 2001 |
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.2% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.2% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-4.4% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-4.2% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+5.8% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+5.2% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
+1.7% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-3.6% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-6.6% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
+0.7% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
+1.5% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sengkang, with a remaining lease of 71 years, has been appraised at an estimated value of $1,773,255, translating to a price per square foot of $591. This valuation positions the property significantly above the current market baseline, reflecting a remarkable 259.8% difference. Such a premium suggests strong demand dynamics within this region of Singapore, supported by a robust performance in the HDB resale market.
Our analysis is built upon a comprehensive review of 157 recent HDB resale transactions in the vicinity, which underscores the high model confidence attributed to this valuation. The enduring appeal of Sengkang, characterized by its strategic location and community amenities, continues to drive market enthusiasm. Buyers remain willing to invest in properties with substantial remaining leases, as evidenced by this valuation, indicating a strong belief in long-term residential stability and growth potential in the area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.