Sembawang Road, Mandai Estate, North Region, Singapore
$5,999,999
- Nature & Tranquility (Biggest Selling Point) • Right next to Sembawang Park — one of the few parks in SG with a beachfront + kampung vibe • Close to Admiralty Park (great for families, especially kids playgrounds) • Surrounded by greenery → very peaceful, low noise, less crowded Perfect for people who want to escape the city buzz - Landed Living • Mostly landed houses / low-density housing • Bigger living spaces compared to condos or HDBs • More privacy, less congestion Great for families, multi-gen living, or tenants wanting space (especially expats) - Rare Coastal Living in Singapore • Walking distance to seaside areas • Sea breeze = cooler evenings • Jogging, cycling, fishing vibes nearby This is actually quite rare in SG outside East Coast / Sentosa - Accessibility (Improving Over Time) • Near Sembawang MRT Station • Direct access to Seletar Expressway • Future developments in the North will improve connectivity further - Amenities Within Reach • Close to Sun Plaza for daily needs • Nearby supermarkets, eateries, childcare centres • Short drive to Woodlands / Yishun for more options You still get convenience without the crowd - Family-Friendly Environment • Near schools like Sembawang Primary School • Parks + open space = great for kids • Quiet roads, safer environment - Slower, More Relaxed Lifestyle • Less hustle compared to central areas • More “weekend every day” feel • Strong appeal for people working hybrid / remote - Better Value for Space • Compared to central landed areas, rental/price per sq ft is more reasonable • You get bigger homes for the same budget - Growth Potential (Underrated Area) • Northern region is being developed (Woodlands Regional Centre, RTS to JB) • Increasing interest over time Good long-term ups Call now to arrange for a viewing today Eric Yeo Senior Associate Group District Director Certified Estate Agent, Cert in CES Registration Number R009735J eric.yeo.wt@gmail.com 8138 XXXX
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Total Transactions
3
Average Price
S2.7M
Total Value
S8.2M
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$4.57M
S$544 psf
Asking Price
S$6.00M
S$1,224 psf
vs Market
+31.4%
vs Last Done
+164.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
148 comps
Nearest MRT
Yishun
1111m 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
This valuation report presents a comprehensive analysis of an HDB Executive property located in the vibrant Sembawang district. With a remaining lease of 75 years, this property commands an estimated market value of $4,565,673, translating to $544 per square foot (PSF). The significant valuation reflects a robust demand for HDB properties in the region, underscored by a market signal indicating that this property is priced 31.4% above the baseline. Such a premium suggests not only a scarcity of comparable units but also an increasing desirability, likely fueled by ongoing infrastructural developments and community enhancements in Sembawang.
Our analysis is bolstered by a high model confidence rating, derived from an extensive review of 148 recent HDB resale transactions within the vicinity. This data points to a bullish market trend, where buyers are willing to pay a premium for properties that offer both space and modern amenities. The strong sales performance and the positive trajectory of property values in Sembawang highlight a dynamic market landscape, making this HDB Executive an attractive investment opportunity for discerning buyers seeking long-term value in Singapore's evolving real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.