Munshi Abdullah Walk, Tagore, North-east Region, Singapore
$1,100 /month
Rarely available room for rent, stay with lady owner and a helper. peaceful and quiet location, ideal for tenants who value privacy and comfort Tranquil setting with lush greenery views Common bathroom Equipped with air-conditioner 3 bus stops away from Lentor MRT Station 2 common room available, queen size bed or 2x super single room available. call to view now
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Total Transactions
1
Average Price
S4.6M
Total Value
S4.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 227 HDB resale transactions (data.gov.sg)
Fair Value
S$107,308
S$715 psf
Asking Price
S$1,100
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
227 comps
Nearest MRT
Ang Mo Kio
2567m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
227 comparable transactions
S$782
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$715
Recent Comparable Transactions
10 shown · 227 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 131A CANBERRA CRES Floor 07 TO 09 | 409sqft | S$390,000 | ▲S$953 +33.3% vs FV | 99yr from 2020 |
Apr 2026 | Blk 131A CANBERRA CRES Floor 07 TO 09 | 409sqft | S$390,000 | ▲S$953 +33.3% vs FV | 99yr from 2020 |
Apr 2026 | Blk 118A CANBERRA CRES Floor 04 TO 06 | 506sqft | S$380,000 | ▲S$751 +5.0% vs FV | 99yr from 2020 |
Apr 2026 | Blk 590A MONTREAL LINK Floor 10 TO 12 | 506sqft | S$365,000 | ▲S$721 +0.8% vs FV | 99yr from 2015 |
Apr 2026 | Blk 366A SEMBAWANG CRES Floor 04 TO 06 | 517sqft | S$365,000 | ▼S$706 -1.3% vs FV | 99yr from 2019 |
Apr 2026 | Blk 363B SEMBAWANG CRES Floor 07 TO 09 | 506sqft | S$380,000 | ▲S$751 +5.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 132A CANBERRA CRES Floor 04 TO 06 | 506sqft | S$410,888 | ▲S$812 +13.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 131B CANBERRA CRES Floor 10 TO 12 | 506sqft | S$421,888 | ▲S$834 +16.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 102B CANBERRA ST Floor 10 TO 12 | 409sqft | S$370,000 | ▲S$905 +26.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 102B CANBERRA ST Floor 10 TO 12 | 506sqft | S$403,000 | ▲S$797 +11.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 103A CANBERRA ST Floor 01 TO 03 | 409sqft | S$360,000 | ▲S$880 +23.1% vs FV | 99yr from 2020 |
Blk 131A CANBERRA CRES
Apr 2026 · Floor 07 TO 09
+33.3% vs FV
Blk 131A CANBERRA CRES
Apr 2026 · Floor 07 TO 09
+33.3% vs FV
Blk 118A CANBERRA CRES
Apr 2026 · Floor 04 TO 06
+5.0% vs FV
Blk 590A MONTREAL LINK
Apr 2026 · Floor 10 TO 12
+0.8% vs FV
Blk 366A SEMBAWANG CRES
Apr 2026 · Floor 04 TO 06
-1.3% vs FV
Blk 363B SEMBAWANG CRES
Apr 2026 · Floor 07 TO 09
+5.0% vs FV
Blk 132A CANBERRA CRES
Mar 2026 · Floor 04 TO 06
+13.6% vs FV
Blk 131B CANBERRA CRES
Mar 2026 · Floor 10 TO 12
+16.6% vs FV
Blk 102B CANBERRA ST
Mar 2026 · Floor 10 TO 12
+26.6% vs FV
Blk 102B CANBERRA ST
Mar 2026 · Floor 10 TO 12
+11.5% vs FV
Blk 103A CANBERRA ST
Mar 2026 · Floor 01 TO 03
+23.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room unit in Sembawang, with a remaining lease of 64 years, stands at an estimated value of $107,308, translating to a price per square foot (PSF) of $715. This valuation reflects a market price that is in perfect alignment with the baseline, indicating a 0% difference. Such stability in pricing is a positive signal in the current landscape of the HDB market, suggesting that demand and supply dynamics are well balanced in this region.
Our analysis is supported by a robust dataset comprising 227 recent HDB resale transactions in the vicinity, which enhances the model’s confidence level to high. The consistency in pricing and the relatively long leasehold period (64 years) contribute to the attractiveness of this property, catering to both owner-occupiers and investors alike. As the Sembawang area continues to develop, with an increasing array of amenities and transport links, this property stands to benefit from the long-term appreciation potential, making it a compelling consideration in the current market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.