Lentor Way, Tagore, North-east Region, Singapore
$5,580,000
Nestled in a serene and exclusive enclave, this property offers what most inter-terraces lack: True Privacy and Exceptional Land Value. Why You Will Love This Home: ••••••••••••••••••••••••• • 2,500+ sqft Plot - Rare inter-terrace plot • Park-Facing & Private - Unblocked greenery, no direct facing neighbors • Move-In Ready - Functional 2.5-storey layout, no major reno needed • Expansion Potential - Extend front porch & rear for added space • Growth Upside - Near New MRT & integrated mall with more new condo launches. • Freehold High-value asset in a quiet landed enclave • Park 3 cars ••••••••••••••••••••••••• Unit Details Land Size: 2,500+ sqft (Approx.) Built-Up: 3,200 sqft (Approx.) Configuration: 3 Storeys | Inter-Terrace Rooms: 4 Spacious Bedrooms + Helper’s Room Tenure: Freehold Orientation: East-West Facing / Rear Park View Schools Within 1km: • Anderson Primary School Schools Within 2km: • Mayflower Primary School • CHIJ St. Nicholas Girls' School Recreation & Lifestyle: • Lower Peirce Reservoir (5 mins drive) • Ang Mo Kio Hub (8 mins drive) Call now for viewing or enquiries! Ian Low Stay Connected With Us: Instagram - @redpropsg Tiktok - @redpropsg Website - redprop . sg Disclaimer: All land and built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts. Lentor Green | Lentor Grove | Lentor Gardens | Thomson View | Lentor Mansion | Lentor Street | Fudu Park | Jalan Insaf | Clover Avenue | Countryside Road | Florissa Park | Countryside Road | Countryside Link | Countryside Walk | Countryside Place | Countryside View | Lentor Terrace | Thomson Ridge | Jalan Lembah Thomson | Lentor Way | Lentor Plain | Jalan Berjaya | Thomson Green
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Total Transactions
13
Average Price
S4.4M
Total Value
S57.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 148 HDB resale transactions (data.gov.sg)
Fair Value
S$1.54M
S$481 psf
Asking Price
S$5.58M
S$2,232 psf
vs Market
+262.8%
vs Last Done
+383.1%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
148 comps
Nearest MRT
Ang Mo Kio
2570m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
148 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$481
Recent Comparable Transactions
10 shown · 148 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 -4.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -4.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +7.7% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +12.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +1.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -2.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -1.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▼S$465 -3.3% vs FV | 99yr from 2001 |
Dec 2025 | Blk 423 CANBERRA RD Floor 04 TO 06 | 1,399sqft | S$680,000 | ▲S$486 +1.0% vs FV | 99yr from 2001 |
Nov 2025 | Blk 467A ADMIRALTY DR Floor 13 TO 15 | 1,528sqft | S$700,000 | ▼S$458 -4.8% vs FV | 99yr from 2001 |
Nov 2025 | Blk 468C ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$680,000 | ▼S$461 -4.2% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+7.7% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+12.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+1.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-2.7% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-3.3% vs FV
Blk 423 CANBERRA RD
Dec 2025 · Floor 04 TO 06
+1.0% vs FV
Blk 467A ADMIRALTY DR
Nov 2025 · Floor 13 TO 15
-4.8% vs FV
Blk 468C ADMIRALTY DR
Nov 2025 · Floor 07 TO 09
-4.2% vs FV
HELIOS AI Analysis
The HDB Executive property in Sembawang, with a remaining lease of 65 years, is currently estimated at an impressive value of $1,538,160, translating to a significant $481 per square foot. This valuation positions the property above the current market average, demonstrating a remarkable 262.8% deviation from the established baseline. Such a premium valuation underscores the desirability of the Sembawang area, which has shown resilience and strong demand in the HDB resale market.
The analysis is grounded in a robust dataset, comprising 148 recent HDB resale transactions within the vicinity, which reinforces the high confidence level of this valuation model. The positive market signal reflects not only the intrinsic value of the property but also its potential for appreciation, given the strong historical performance of similar properties in the region. As the landscape of HDB living continues to evolve, properties like this Executive unit in Sembawang represent a compelling opportunity for discerning buyers keen on investing in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.