Pinewood Grove, Woodgrove, North Region, Singapore
$5,600,000
Experience unparalleled privacy and space in this magnificent 3-storey detached home. Perfectly positioned within a tranquil landed enclave, this residence is designed for multi-generational living and sophisticated entertaining. Spanning a generous land plot with 7,000 sqft of built-up area, the home enjoys a breezy North-East orientation, ensuring bright interiors without the heat of the afternoon sun. Level 1: Welcoming & Versatile - Grand Entrance: Stately car porch accommodating 4–5 vehicles. - Guest Suite: Spacious ground-floor bedroom with a private ensuite. - Leisure Hub: Dedicated entertainment wing—ideal for a home cinema or private gym. - Functional Back-of-House: Large backyard with a dedicated helper’s suite and bath. Level 2: The Social Heart - Elevated Living: Expansive main lounge overlooking the sparkling private - pool. - Dual Dining Halls: Seamlessly host up to 20 guests across two elegant dining zones. - Culinary Excellence: Modern indoor kitchen with a central island + a heavy-duty outdoor kitchen. - Resort Living: Direct pool access from the Junior Master suite and breezy outdoor deck. Level 3: The Private Retreat - Master Sanctuary: Palatial suite featuring a massive walk-in wardrobe. - Spa-Inspired Bath: Dual "His & Her" vanities and toilets, plus a deep-soaking jacuzzi. - Additional Ensuite: A well-appointed third-floor bedroom for maximum privacy. Amenities & Convenience Daily essentials within minutes at The Woodgrove Mall: - FairPrice Finest, - Pets’ Lovers Centre -Fast food & restaurants -Enrichment classes & child care - Anytime Fitness Schools within close proximity: Primary Schools within 1km -Fuchun, Si Ling Primary, Marsiling Primary Other Nearby Institutions: - Little Footprints Preschool (approx. 108m) - Singapore American School (approx. 620m) - Causeway Point (approx. 1.1km) Meticulously maintained and move-in ready. Contact Abel Chong at 8328*8650 for a private viewing today
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Total Transactions
3
Average Price
S2.2M
Total Value
S6.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 492 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$4.16M
S$595 psf
Asking Price
S$5.60M
S$677 psf
vs Market
+34.6%
vs Last Done
+28.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
492 comps
Nearest MRT
Marsiling
764m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
492 comparable transactions
S$555
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$595
Recent Comparable Transactions
10 shown · 492 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -11.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -11.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 -3.5% vs FV | 99yr from 1998 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -11.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 -3.5% vs FV | 99yr from 1998 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▼S$593 -0.3% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +3.2% vs FV | 99yr from 1999 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▼S$593 -0.3% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +3.2% vs FV | 99yr from 1999 |
Jan 2026 | Blk 670 WOODLANDS DR 71 Floor 01 TO 03 | 1,399sqft | S$820,000 | ▼S$586 -1.5% vs FV | 99yr from 2000 |
Jan 2026 | Blk 652 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$885,000 | ▼S$571 -4.0% vs FV | 99yr from 1998 |
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-11.1% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-11.1% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
-3.5% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-11.1% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
-3.5% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
-0.3% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+3.2% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
-0.3% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+3.2% vs FV
Blk 670 WOODLANDS DR 71
Jan 2026 · Floor 01 TO 03
-1.5% vs FV
Blk 652 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
-4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Woodlands, with a remaining lease of 75 years, reflects a strong market signal, indicating an estimated value of $4,161,791 or $595 PSF. This valuation is notably above the market baseline, showcasing a significant 34.6% premium compared to similar properties in the area. Such a substantial differential suggests heightened demand and a favorable perception of the Woodlands precinct, which is increasingly viewed as a desirable residential hub within Singapore.
With a high model confidence rating, the valuation is substantiated by an analysis of 492 recent HDB resale transactions in the vicinity. The robust transaction volume indicates a healthy market activity, supporting the notion that properties in this locale are attracting premium prices. The remaining lease of 75 years further enhances the investment appeal, as buyers often seek long-term stability in leasehold properties. As Woodlands continues to evolve with infrastructural developments and amenities, the upward trajectory of property valuations in this region is anticipated to persist.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.