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…


License: L3008022J
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Automated Valuation based on 148 HDB resale transactions (data.gov.sg)
Fair Value
S$2.72M
S$544 psf
Asking Price
S$6.20M
S$2,067 psf
vs Market
+128.1%
vs Last Done
+347.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
148 comps
Nearest MRT
Ang Mo Kio
2291m 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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$544
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 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +11.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +1.7% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 -0.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.5% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +6.6% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -14.0% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.4% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.8% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+11.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+1.7% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.5% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+6.6% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-14.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment in Sembawang, with a remaining lease of 75 years, stands at an estimated value of $2,717,662, translating to a price per square foot of $544. This pricing positions the property significantly above the market baseline, reflecting a remarkable 128.1% difference. Such a premium suggests a robust demand for HDB properties in this region, likely driven by a combination of factors including strategic location, upcoming infrastructural developments, and the reputation of Sembawang as a family-oriented neighborhood.
Our analysis is reinforced by high model confidence, supported by data from 148 recent HDB resale transactions in the vicinity. This substantial sample size enhances the reliability of the valuation, indicating a strong market signal that favors sellers. The sustained interest in executive HDBs, particularly those with extended leases, underscores the resilience of the Singapore real estate market despite broader economic fluctuations. Investors and homeowners alike may find this property an attractive opportunity, given its favorable lease term and the promising trajectory of property values in the area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.