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 377 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$4.09M
S$584 psf
Asking Price
S$5.60M
S$677 psf
vs Market
+37.1%
vs Last Done
+28.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
377 comps
Nearest MRT
Marsiling
764m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
377 comparable transactions
S$545
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$584
Recent Comparable Transactions
10 shown · 377 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 -9.4% vs FV | 99yr from 1998 |
Apr 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,550sqft | S$820,000 | ▼S$529 -9.4% vs FV | 99yr from 1998 |
Apr 2026 | Blk 650 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$890,000 | ▼S$574 -1.7% vs FV | 99yr from 1998 |
Feb 2026 | Blk 635 WOODLANDS RING RD Floor 07 TO 09 | 1,518sqft | S$900,000 | ▲S$593 +1.5% vs FV | 99yr from 1999 |
Feb 2026 | Blk 636 WOODLANDS RING RD Floor 07 TO 09 | 1,528sqft | S$938,000 | ▲S$614 +5.1% vs FV | 99yr from 1999 |
Jan 2026 | Blk 670 WOODLANDS DR 71 Floor 01 TO 03 | 1,399sqft | S$820,000 | ▲S$586 +0.3% vs FV | 99yr from 2000 |
Jan 2026 | Blk 652 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$885,000 | ▼S$571 -2.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 658 WOODLANDS RING RD Floor 01 TO 03 | 1,539sqft | S$820,000 | ▼S$533 -8.7% vs FV | 99yr from 1998 |
Jan 2026 | Blk 648 WOODLANDS RING RD Floor 04 TO 06 | 1,539sqft | S$920,000 | ▲S$598 +2.4% vs FV | 99yr from 1998 |
Jan 2026 | Blk 648 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$840,000 | ▼S$542 -7.2% vs FV | 99yr from 1998 |
Dec 2025 | Blk 647 WOODLANDS RING RD Floor 04 TO 06 | 1,550sqft | S$970,000 | ▲S$626 +7.2% vs FV | 99yr from 1998 |
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-9.4% vs FV
Blk 658 WOODLANDS RING RD
Apr 2026 · Floor 01 TO 03
-9.4% vs FV
Blk 650 WOODLANDS RING RD
Apr 2026 · Floor 04 TO 06
-1.7% vs FV
Blk 635 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+1.5% vs FV
Blk 636 WOODLANDS RING RD
Feb 2026 · Floor 07 TO 09
+5.1% vs FV
Blk 670 WOODLANDS DR 71
Jan 2026 · Floor 01 TO 03
+0.3% vs FV
Blk 652 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
-2.2% vs FV
Blk 658 WOODLANDS RING RD
Jan 2026 · Floor 01 TO 03
-8.7% vs FV
Blk 648 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
+2.4% vs FV
Blk 648 WOODLANDS RING RD
Jan 2026 · Floor 04 TO 06
-7.2% vs FV
Blk 647 WOODLANDS RING RD
Dec 2025 · Floor 04 TO 06
+7.2% vs FV
HELIOS AI Analysis
This valuation report analyzes an HDB Executive property located in the vibrant Woodlands district, which boasts a remaining lease of 75 years. The estimated value of this property stands at a remarkable $4,086,099, equating to a price per square foot of $584. This valuation is notably positioned above the market average by 37.1%, indicating robust demand and a premium appeal within the current HDB market landscape.
The elevated valuation is substantiated by a comprehensive analysis of 377 recent HDB resale transactions in the vicinity, which reflect a high confidence level in the model's accuracy. Such a significant premium suggests that this property not only benefits from its strategic location but also appeals to buyers seeking long-term investment opportunities in a well-established residential area. As the Woodlands region continues to develop, the combination of remaining lease duration and market dynamics positions this HDB Executive as a compelling asset for discerning investors.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.