Luxus Hill Avenue, Seletar Hills, North-east Region, Singapore
$5,350,000
Elevated Living at LUXUS HILLS: Spacious Inter-Terrace with Lift 999 lease hold Step into a beautifully designed home that blends generous space with thoughtful modern comforts. Impeccably renovated and ready to move in, this inter-terrace offers superb functionality across multiple levels, complemented by effortless parking and bright, comfortable interiors. - Address: LUXUS HILLS - Tenure/Type: Landed inter-terrace with private lift - Price: $5,350,000 - Bedrooms: More than 5 bedrooms, ideal for multi-generational living or flexible work/study rooms - Land Size: Approx. 1,615 sqft build up approx 3600sft - Condition: Well-designed renovation; move-in ready - Orientation: No west sun for a cooler, pleasant ambience - Parking: Fits two cars with ease Nearby Schools: - Banyan Tree Education @ AMK Pte. Ltd. (0.35KM) - PCF Sparkletots Preschool @ Jalan Kayu Blk 987C (DS) (0.45KM) - PCF Sparkletots Preschool @ Jalan Kayu Blk 970 (DS) (0.69KM) - PCF Sparkletots Preschool @ Jalan Kayu Blk 999 (DS) (0.72KM) - St. Vincent De Paul Kindergarten (0.79KM) - Hougang Primary School (0.8KM) - MOE Kindergarten @ Hougang (0.8KM) - Joyful Jenius Preschool (0.87KM) - Rosyth School (0.9KM) - Hougang Secondary School (0.96KM) MRT/LRT: - Information to be confirmed based on preferred travel routes and nearby stations Discover a rare landed opportunity in a sought-after enclave. Contact MARK LIAO to arrange a private viewing and secure this exceptional home today. Disclaimer: The land area and built-up size are approximate measurements only and are provided for guidance; they are not guaranteed to be exact.
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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: L3008022J
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Automated Valuation based on 201 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$2.18M
S$606 psf
Asking Price
S$5.35M
S$3,313 psf
vs Market
+145.3%
vs Last Done
+505.7%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
201 comps
Nearest MRT
Buangkok
2236m 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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$606
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 -9.7% vs FV | 99yr from 2002 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -9.7% vs FV | 99yr from 2002 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▼S$587 -3.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▼S$551 -9.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 225C COMPASSVALE WALK Floor 07 TO 09 | 1,453sqft | S$880,000 | ▼S$606 0.0% vs FV | 99yr from 1999 |
Apr 2026 | Blk 137 RIVERVALE ST Floor 07 TO 09 | 1,507sqft | S$848,000 | ▼S$563 -7.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 139 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$888,000 | ▼S$581 -4.1% vs FV | 99yr from 1999 |
Apr 2026 | Blk 103 RIVERVALE WALK Floor 01 TO 03 | 1,550sqft | S$860,000 | ▼S$555 -8.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +3.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -7.6% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -6.8% vs FV | 99yr from 1999 |
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-9.7% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-9.7% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
-3.1% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
-9.1% vs FV
Blk 225C COMPASSVALE WALK
Apr 2026 · Floor 07 TO 09
0.0% vs FV
Blk 137 RIVERVALE ST
Apr 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 139 RIVERVALE ST
Apr 2026 · Floor 13 TO 15
-4.1% vs FV
Blk 103 RIVERVALE WALK
Apr 2026 · Floor 01 TO 03
-8.4% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+3.6% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-7.6% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-6.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang, with a remaining lease of 86 years and an estimated value of $2,180,917 (or $606 PSF), indicates a robust market position. This valuation is significantly above the baseline, reflecting a notable 145.3% difference which underscores the premium demand for residential properties in this thriving district. Such a discrepancy suggests that the property not only benefits from its favorable lease duration but also from the broader market dynamics at play in this part of Singapore.
The high model confidence, derived from an analysis of 201 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation. The Sengkang area has shown consistent growth, driven by its strategic location, well-established amenities, and proximity to public transportation networks. The combination of these factors contributes to an increasingly competitive real estate landscape, making properties like this HDB Executive an attractive investment for discerning buyers seeking long-term value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.