Kandis Walk, Sembawang Straits, North Region, Singapore
$5,380,000
Exclusive Corner Terrace Home in Kandis Walk | Spacious Family Living in a Quiet Landed Enclave • Freehold • Fully Renovated • Exclusive corner terrace in a peaceful landed enclave • 5 spacious bedrooms • 5 en-suite bathrooms • 2 family areas for flexible lifestyle use • Better privacy, airflow, and natural light • Expansive built-up area for comfortable family living Arrange an exclusive private viewing today, contact Tiff 8777.2000 Discover a rare opportunity to own an exclusive corner terrace in the peaceful Kandis Walk enclave, a low-density landed neighbourhood that appeals to buyers who value privacy, space, and a more relaxed pace of life. Tucked within an established residential pocket in the Yishun-Sembawang area, this home offers a strong balance of tranquil landed living and everyday convenience. As a corner terrace, this property enjoys clear advantages over intermediate units. The home benefits from enhanced privacy, better natural airflow, and a more generous outdoor perimeter that allows natural light to brighten the interiors. The result is a home that feels open, airy, and comfortable for daily family living. Nearby MRT Stations • Canberra MRT Station • Sembawang MRT Station Nearby Shopping Malls • Sun Plaza • Canberra Plaza • Sembawang Shopping Centre • Approximately 1.8 km to NTUC FairPrice Nearby Schools • Approximately 1.5 km to Skool4Kidz Preschool @ Sembawang Canberra East Creek • Wellington Primary School • Sembawang Primary School • Canberra Secondary School • Northoaks Primary School Nearby Healthcare • Sembawang Polyclinic • Neighbourhood clinics and medical services nearby Nearby Parks & Recreation • Sembawang Park • Canberra-Sembawang Park Connector Nearby Eateries • Dining options around Sembawang Road, Sun Plaza, and Canberra Ideal for families, multi-generational households, and buyers seeking long-term value, this home presents an attractive opportunity for own stay or a future hold in a mature landed estate in Singapore.
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Total Transactions
8
Average Price
S3.1M
Total Value
S25.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg)
Fair Value
S$1.80M
S$596 psf
Asking Price
S$5.38M
S$1,755 psf
vs Market
+198.3%
vs Last Done
+193.5%
Tenure
78 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Sembawang
2238m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$568
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$596
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +0.3% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +0.3% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▼S$557 -6.5% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▼S$582 -2.3% vs FV | 99yr from 2002 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▼S$528 -11.4% vs FV | 99yr from 2002 |
Apr 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$800,000 | ▼S$595 -0.2% vs FV | 99yr from 2002 |
Mar 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$735,000 | ▼S$546 -8.4% vs FV | 99yr from 2002 |
Sep 2024 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$830,000 | ▲S$617 +3.5% vs FV | 99yr from 2002 |
Sep 2025 | Blk 354D ADMIRALTY DR Floor 04 TO 06 | 1,346sqft | S$785,000 | ▼S$583 -2.2% vs FV | 99yr from 2002 |
Feb 2025 | Blk 354D ADMIRALTY DR Floor 04 TO 06 | 1,346sqft | S$780,000 | ▼S$580 -2.7% vs FV | 99yr from 2002 |
Jan 2025 | Blk 354D ADMIRALTY DR Floor 01 TO 03 | 1,346sqft | S$705,000 | ▼S$524 -12.1% vs FV | 99yr from 2002 |
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+0.3% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+0.3% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
-6.5% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
-2.3% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 588B MONTREAL DR
Apr 2025 · Floor 07 TO 09
-0.2% vs FV
Blk 588B MONTREAL DR
Mar 2025 · Floor 04 TO 06
-8.4% vs FV
Blk 588B MONTREAL DR
Sep 2024 · Floor 10 TO 12
+3.5% vs FV
Blk 354D ADMIRALTY DR
Sep 2025 · Floor 04 TO 06
-2.2% vs FV
Blk 354D ADMIRALTY DR
Feb 2025 · Floor 04 TO 06
-2.7% vs FV
Blk 354D ADMIRALTY DR
Jan 2025 · Floor 01 TO 03
-12.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Sembawang, with a remaining lease of 78 years, presents an intriguing opportunity within the current Singapore real estate landscape. Priced at an estimated value of $1,803,319, translating to $596 per square foot, this property is positioned significantly above the market baseline, reflecting a remarkable 198.3% difference. Such a premium valuation suggests robust demand for HDB properties in this region, likely driven by factors including accessibility, community amenities, and the overall appeal of Sembawang as a residential choice.
However, it is important to note that the model confidence for this valuation is categorized as medium, indicating a degree of variability influenced by the recent market activity. The valuation is supported by an analysis of 11 recent HDB resale transactions in the vicinity, which provide a foundational context for understanding local pricing dynamics. Investors and potential homeowners should consider the implications of the remaining lease period and the strong market signal, as these factors will significantly influence future resale potential and investment viability in an evolving real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.