Jalan Merdu, Sengkang Town Centre, North-east Region, Singapore
$6,380,000
Property Highlights - 999 years leasehold - Land Size: 4,774 sqft (approx.) - Built-in Area: 3,000 sqft (approx.) - High Ceiling – Bright and airy interior spaces - Facing North – Excellent orientation with good natural light - 5 Bedrooms + Utility room + 5 Bathrooms - Spacious layout ideal for multi-generational living - Quiet Environment with Excellent Privacy Lifestyle & Convenience: - Short walk to MRT Station - 5 mins drive to Compass One Shopping Mall with supermarkets, eateries, banks & amenities - Nestled within a tranquil landed enclave and well-connected to major park connectors, including the Punggol Park Connector perfect for families with easy access to nature and recreation. - Easy connectivity via TPE & KPE, linking seamlessly to all parts of Singapore Amenities & Schools: - Enjoy a host of well-integrated amenities such as Sengkang Hospital, Rivervale Mall, Compass One, Rivervale Plaza, and Sengkang Community Centre. - Surrounding schools including Sengkang Primary, Compassvale Primary, Rivervale Primary, North Spring Primary, Mee Toh School, and Global Indian International School Why You’ll Love This Home: This charming semi-detached home offers the best of both worlds — tranquility yet within easy reach of modern conveniences. A truly well-loved home, perfect for those who value space, comfort, and privacy. Call :- Harry Yap - +65 9452 XXXX www.landedelite.com
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Total Transactions
14
Average Price
S3.9M
Total Value
S54.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 153 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$1.78M
S$592 psf
Asking Price
S$6.38M
S$1,336 psf
vs Market
+259.2%
vs Last Done
+138.6%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
153 comps
Nearest MRT
Sengkang
643m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
153 comparable transactions
S$572
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$592
Recent Comparable Transactions
10 shown · 153 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -5.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -4.6% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -4.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +5.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +5.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▲S$601 +1.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -3.7% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -6.8% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▲S$595 +0.5% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▲S$600 +1.4% vs FV | 99yr from 2001 |
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.4% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-5.4% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-4.6% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+5.6% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+5.1% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
+1.5% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-3.7% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-6.8% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
+1.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang, with a remaining lease of 71 years, has been meticulously assessed at an estimated value of $1,776,259, translating to a robust $592 PSF. This valuation places the property significantly above the market average, with a striking 259.2% difference from the baseline, indicating a strong demand and positive market sentiment in the area. Such a premium valuation reflects not only the intrinsic value of the property but also the competitive dynamics that characterize the Sengkang HDB market.
Our analysis, grounded in data from 153 recent HDB resale transactions within the vicinity, showcases a high model confidence. This underscores the strength of the local real estate market, where factors such as proximity to amenities, transport links, and community developments contribute to the heightened valuation of this particular executive flat. As the landscape of Sengkang continues to evolve, potential buyers are likely to view this property as a strategic investment, ensuring its desirability in an ever-competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.