Meng Suan Road, Nee Soon, North Region, Singapore
$7,280,000
Brand New 999 years Leasehold Inter-Terrace Home at Springleaf Collection | Est. Completion Mid-2027 Nature at Your Doorstep, Convenience Within Reach Experience the rare charm of living in a serene landed enclave, surrounded by lush greenery and the soothing sounds of nature. Nestled within the tranquil Springleaf Collection, this brand new inter-terrace home offers the perfect blend of peaceful living and modern convenience. Located just a short stroll from Springleaf MRT (Thomson-East Coast Line), daily commuting is a breeze—whether you're heading downtown or across the island. For nature lovers, the Springleaf Nature Park is practically your backyard, offering picturesque trails, scenic views, and a refreshing escape from the urban rush. Highlights: • Brand New 999 years leasehold Inter-Terrace • Est. TOP: Mid 2027 – Ideal for buyers planning ahead • Peaceful landed residential enclave • 5-min walk to Springleaf MRT (TEL) • Close to Springleaf Nature Park – Perfect for morning walks, weekend strolls, or bird-watching • Easy access to major expressways – SLE, CTE, and future NSC • Nearby eateries & local amenities – From local favourites to café brunches • Short drive to Thomson Plaza, Northpoint City, and reputable schools A Home Designed for Generations This upcoming home offers thoughtfully planned interiors, modern architecture, and quality finishes—perfect for families who value space, privacy, and a connection to nature. Whether you’re entertaining guests, raising a family, or looking for a serene retreat, this property delivers timeless value in a sought-after almost freehold landed estate. Contact us today for floor plans, layout options, and to register your interest! Be among the first to secure a home in one of Singapore’s most charming landed neighbourhoods.
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Total Transactions
4
Average Price
S3.5M
Total Value
S14.0M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$4.67M
S$544 psf
Asking Price
S$7.28M
S$2,348 psf
vs Market
+55.9%
vs Last Done
+402.8%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Khatib
2639m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 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 · 150 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 -14.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▼S$467 -14.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% 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 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.2% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
-14.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% 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
HELIOS AI Analysis
The current valuation of the Executive HDB in Sembawang at an estimated value of $4,668,185 ($544 PSF) reflects a robust market signal that is significantly above the baseline, with a striking 55.9% difference. This elevated valuation is a testament to the property’s strategic location within a burgeoning residential area, coupled with the remaining lease of 82 years, which provides a solid tenure for potential buyers. Such a lease duration is particularly appealing in the context of Singapore's real estate market, where long leasehold properties are becoming increasingly sought after.
Our analysis, fortified by data from 150 recent HDB resale transactions in the vicinity, indicates a high level of confidence in this model's accuracy. The premium pricing suggests that demand for HDB properties in Sembawang remains strong, likely driven by factors such as improved connectivity, ongoing urban development projects, and a growing population in the area. As supply continues to tighten and demand remains resilient, this Executive HDB stands out as a lucrative investment opportunity in the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.