Sunrise Avenue, Yio Chu Kang East, North-east Region, Singapore
$8,900,000
**NEW LISTING** *House Highlights* - Newly Renovated Semi-detached - Spacious 8 bedrooms (7 Ensuites bedroom) + entertainment/ family space - Equipped with Solar Panels and EV Charging - Land area (est.) : 3427sqft - Build area (est.) : 7000 sqft - Equipped with lift First Floor: Squarish & Spacious Living & dinning area, Granny's room, Helper's room, Dry kitchen, Potential space for wet kitchen, Spacious backyard with backdoor opening to a park Second Floor: Master Bedroom Ensuite, His & Hers Bathroom & Toliet, Designer room with ward-in wardrobe Third Floor: 3 Ensuite Bedrooms Fourth Floor: Entertainment room, balcony, Gym, Guest room Seletar Hill Estate .Seletar Road .Seletar Close .Seletar Terrace .Saraca Road .Saraca Hill .Saraca Terrace .Saraca View .Saraca Drive .Saraca Place .Saraca Walk .Stratton Road .Stratton Place .Stratton Walk .Stratton Drive .Stratton Green .Nim Green .Nim Crescent .Nim Drive .Nim Road .Neram Road .Neram Crescent .Upper Neram Road .Kasai Road .Dedap Rd .Dedap Link .Dedap Place .Mimosa Crescent .Mimosa Road .Mimosa Walk .Mimosa Vale .Mimosa Terrace .Mimosa View .Mimosa Place .Mimosa Drive .Lilac Drive .Lilac Walk .Lilac Road .Tamarind Road .Begonia Road .Begonia Crescent .Begonia Terrace .Begonia Drive .Jalan Joran .Jalan Lebat Daun .Jalan Peradun .Jalan Jitong .Jalan Redop .Jalan Jarak .Jalan Lekub .Jalan Bangau .Jalan Kenarah .Jalan Rengas .Jalan Pelajau .Jalan Selaseh .Jalan Lakum .Jalan Chermai .Seletar Court .Seletar Hills Drive .Jalan Ketumbit .Jalan Antoi .Jalan Keruing .Kelulut Hill .Jalan Sindor .Jalan Resak .Jalan Kelulut .Mugliston Gardens .Mugliston Park .Mugliston Walk .Gerald Drive .Gerald Crescent .Jalan Kechubong .Sunrise Lane .Sunrise Ave Disclaimer: All land and built up areas are based on approximate measurements and are subjected to final survey; it shall not form as part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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Total Transactions
40
Average Price
S2.4M
Total Value
S94.6M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 201 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$3.81M
S$544 psf
Asking Price
S$8.90M
S$2,597 psf
vs Market
+133.7%
vs Last Done
+374.8%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
201 comps
Nearest MRT
Ang Mo Kio
2149m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$577
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
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 · 201 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2002 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▲S$547 +0.6% vs FV | 99yr from 2002 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▲S$587 +7.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▲S$551 +1.3% vs FV | 99yr from 2001 |
Apr 2026 | Blk 225C COMPASSVALE WALK Floor 07 TO 09 | 1,453sqft | S$880,000 | ▲S$606 +11.4% vs FV | 99yr from 1999 |
Apr 2026 | Blk 137 RIVERVALE ST Floor 07 TO 09 | 1,507sqft | S$848,000 | ▲S$563 +3.5% vs FV | 99yr from 1998 |
Apr 2026 | Blk 139 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$888,000 | ▲S$581 +6.8% vs FV | 99yr from 1999 |
Apr 2026 | Blk 103 RIVERVALE WALK Floor 01 TO 03 | 1,550sqft | S$860,000 | ▲S$555 +2.0% vs FV | 99yr from 1999 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +15.4% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▲S$560 +2.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▲S$565 +3.9% vs FV | 99yr from 1999 |
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
+7.9% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
+1.3% vs FV
Blk 225C COMPASSVALE WALK
Apr 2026 · Floor 07 TO 09
+11.4% vs FV
Blk 137 RIVERVALE ST
Apr 2026 · Floor 07 TO 09
+3.5% vs FV
Blk 139 RIVERVALE ST
Apr 2026 · Floor 13 TO 15
+6.8% vs FV
Blk 103 RIVERVALE WALK
Apr 2026 · Floor 01 TO 03
+2.0% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+15.4% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
+2.9% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
+3.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sengkang, estimated at $3,807,950 with a price per square foot of $544, reflects a significant market signal that positions it well above the baseline valuation by 133.7%. This remarkable premium can be attributed to various factors, including the property's desirable location, the evolving demographics within Sengkang, and the sustained demand for spacious HDB units as urban living continues to thrive in Singapore. With a remaining lease of 66 years, the executive unit maintains a robust appeal, particularly among families seeking long-term residency in a well-connected, vibrant community.
Analyzing the broader market dynamics, this valuation is supported by a comprehensive review of 201 recent HDB resale transactions in the vicinity, which underscores the high confidence level associated with this estimate. The data indicates a consistent upward trajectory in HDB values within Sengkang, driven by infrastructural developments and enhanced amenities that cater to modern living. As the market continues to evolve, properties like this executive unit are likely to retain their desirability, making them a sound investment for discerning buyers looking for both immediate value and future growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.