Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$6,200,000
Discover your dream home in this stunning 5000 sqft semi-detached house, available for sale now! This spacious property features 8 bedrooms and 7 bathrooms, perfect for a large family. Located within 1km of St Nicholas School, it's an ideal choice for families seeking quality education for their children. Enjoy the convenience of nearby amenities, including Mayflower MRT Station (1.1 km) for easy commuting. The Little Harvard International Preschool (0.6 km) and Peirce Secondary School (1.3 km) are also just a short distance away, ensuring excellent educational options. For your daily needs, Nature Fresh Mart (0.7 km) and The Meatery SG, a halal artisanal butcher (0.9 km), are conveniently located nearby. This property boasts modern kitchen furnishings, elegant bedroom cabinets, and a private balcony, enhancing your living experience. Don't miss the chance to own this exceptional home that combines space, comfort, and accessibility. Act now and make this beautiful house your new sanctuary! #LandedDynamicAlliance #Landed7772 #LDA7772 #JoinUs #DynamicAllianceGroup #AAG_DAG #AAG #OTT #Worklifebalance #PowerOfLeveraging #mustbuy #cheapbuy #valuebuy #affordable #spacious Upper Thomson Road, Old Upper Thomson Road, Sembawang Hills Drive, Jalan Chengam, Jalan Tarum, Jalan Leban, Jalan Gelenggang, Jalan Kuras, Jalan Rukam, Jalan Sappan, Jalan Menarong,, Jalan Lanjut, Jalan Batai, Jalan Telang, Jalan Mengkudu, Casuarina Road, Nemesu Avenue, Seraya Crescent, St Nicholas View, Casuarina Walk
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Total Transactions
3
Average Price
S1.9M
Total Value
S5.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 154 HDB resale transactions (data.gov.sg)
Fair Value
S$2.73M
S$545 psf
Asking Price
S$6.20M
S$2,067 psf
vs Market
+127.5%
vs Last Done
+323.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
154 comps
Nearest MRT
Ang Mo Kio
2291m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
154 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 · 154 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 |
May 2026 | Blk 338 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$780,000 | ▼S$521 -4.4% vs FV | 99yr from 1999 |
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 |
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 338 SEMBAWANG CRES
May 2026 · Floor 10 TO 12
-4.4% 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
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 $2,725,808, translating to a price per square foot (PSF) of $545. This valuation reflects a significant market signal, indicating an above-market premium of 127.5% compared to the baseline figures. Such a disparity suggests a robust demand for HDB properties in this region, indicative of the area's evolving dynamics and desirability among potential homeowners.
With high model confidence based on the analysis of 154 recent resale transactions in the vicinity, this valuation underscores the strong performance of the HDB market in Sembawang. The enduring lease of 75 years enhances the attractiveness of this property, positioning it favorably for both owner-occupiers and investors alike. As the market continues to respond positively to the strategic developments in the area, this property exemplifies the potential for significant capital appreciation, making it a noteworthy consideration for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.