Thomson Hills Drive, Sembawang Hills, North-east Region, Singapore
$4,650,000
A rare opportunity to secure a sought-after freehold landed home in District 20. Located within the serene enclave of Thomson Hills Estate, this 2-storey inter-terrace offers a peaceful residential setting ideal for families, with CHIJ St Nicholas Girls' School within 1km, while remaining well-connected to Thomson, Lentor and Ang Mo Kio for a well-rounded mix of dining, amenities and everyday convenience. An original house offering excellent potential for A&A or redevelopment, while its existing layout remains functional —making it equally suitable for a thoughtful renovation, for those looking to move in sooner. UNIT → Land: 2252 sqft | 209.2 sqm → Floor area: Approx 2200 sqft → 2-storey inter-terrace → Freehold → 4 bedrooms and 4 bathrooms LAYOUT → Level 1: Sheltered Car Porch, Garden, Living, Dining, Granny Room, Kitchen, Helper Room, Common Bathroom, Spacious Yard → Level 2: 2 Ensuite Rooms, 1 Common Bedroom, 1 Bathroom TRANSPORT → ~ 5-minute walk to main road bus services (138, 163, 652, 855, 860) → Within 1km to Lentor MRT Station (TEL) → Easy access via Yio Chu Kang Road to CTE AMENITIES → Upper Thomson dining stretch and Thomson Plaza → Sembawang Hills Food Centre and Mayflower Market & Food Centre → Lentor Modern and the emerging Lentor precinct → Green spaces at Lower and Upper Peirce Reservoir, and Bishan-Ang Mo Kio Park SCHOOLS → Within 1km: CHIJ St Nicholas Girls' School → Within 1–2km: Ai Tong School, Anderson Pri School, Ang Mo Kio Pri Sch & Mayflower Pri Sch Disclaimer: All land and floor area measurements are based on estimates only and are subject to final survey.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$862,195
S$392 psf
Asking Price
S$4.65M
S$2,065 psf
vs Market
+439.3%
vs Last Done
+342.2%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Ang Mo Kio
2145m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$392
Recent Comparable Transactions
10 shown · 152 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▲S$454 +15.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +47.7% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +17.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.5% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.4% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.2% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▲S$465 +18.6% vs FV | 99yr from 2001 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
+15.8% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+47.7% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+17.9% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.1% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.5% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.4% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+18.6% vs FV
HELIOS AI Analysis
The HDB Executive unit in Sembawang, with a remaining lease of 53 years, presents a compelling investment opportunity in the current real estate landscape. Valued at an estimated $862,195, or $392 per square foot, this property is positioned significantly above the market baseline, reflecting a remarkable 439.3% difference. This substantial premium indicates a strong local demand and investor confidence, driven by the area’s ongoing development and accessibility enhancements.
Our analysis is reinforced by a high model confidence rating, derived from a comprehensive review of 152 recent HDB resale transactions within the vicinity. The data suggests that Sembawang is experiencing a robust appreciation trajectory, bolstered by its strategic location and the amenities that cater to a growing population. The remaining lease period, while slightly below average for similar properties, does not appear to deter buyers, as the market signals indicate a willingness to invest at elevated price points. This trend underscores the importance of understanding local dynamics and the potential for future growth in the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.