Jalan Lakum, Seletar Hills, North-east Region, Singapore
$10,800,000























Property Description: Unit Details: * 999-Years Detached Home * Located in Seletar Hills Landed Enclave (D28) * A&A completed in 2021 with modern finishes & thoughtful layout * Fully Renovated, Move-In Ready * Land Size: Approx. 4,422sqft/410sqm * Built-Up: Approx. 8078sqft/750sqm * Regular Shaped Land * Plot Width: 12.2m x Plot Depth: 33.6m * 7 spacious bedrooms, including 5 ensuites, helper’s ensuite & 2 common bathrooms * Potential to create an 8th bedroom * Private saltwater swimming pool with jacuzzi * Schindler home lift serving all levels * Bright & Breezy with Unblocked Views & Excellent Ventilation * Conveniently located within minutes' walk to amenities & eateries * Mins walk to nearest Bus-stop along Yio Chu Kang Road * Quiet, Exclusive Enclave with Easy Access to CTE, TPE & SLE * Car porch can park up to 3 cars * Main Door Facing: South South West * Back Yard Faing: North East Level Configuration: Basement: Family Lounge, Kitchenette, Salt Water Pool with Jacuzzi, Open Terrace, 1 Ensuite Bedroom, 1 Common Bedroom, Helper’s Ensuite, Bomb Shelter, Yard L1: Car Porch, Living, Dining, Kitchen, 1 Common Bedroom, Common Bath L2: Master Ensuite, 2 Additional Ensuite Bedrooms Attic: Gym/Family Area, Home Office, Prayer Room, Common Bath, Balcony Transports: Bus Stop | 8 mins walk (Bus 854, 70, 86, 163) Fernvale LRT (SW5) | 1.27KM Easy connectivity to CTE, TPE & SLE Malls: Greenwich V | 0.34KM Seletar Mall | 1.23KM Buangkok Square Mall | 1.79KM Anchorvale Village | 2.72KM Sengkang Grand Mall | 2.93KM Compass One | 3.27KM Groceries: CS Fresh @ Greenwich V | 0.34KM Begonia Supermarket | 0.54KM NTUC FairPrice @ 447A Jln Kayu | 0.93KM Sheng Siong Supermarket | 1.39KM FairPrice Finest @ Seletar Mall | 1.23KM Primary Schools: Fernvale Primary School | 1KM Sengkang Green Primary | 1.22KM Rosyth School | 1.82KM For viewing arrangements, kindly contact our Listings Manager Eunice Lam @ 9.6.8.7.9.3.2.2 Kevin Lim @ 9.7.4.5.8.6.1.4 PLB Realty Pte Ltd
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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…
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Automated Valuation based on 194 HDB resale transactions (data.gov.sg) · 6 outliers removed (IQR)
Fair Value
S$4.89M
S$606 psf
Asking Price
S$10.80M
S$1,339 psf
vs Market
+120.8%
vs Last Done
+113.2%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
194 comps
Nearest MRT
Buangkok
2549m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
194 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 · 194 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 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 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 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -6.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +3.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +2.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -0.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -5.9% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -8.9% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -1.8% vs FV | 99yr from 2001 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+3.6% 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
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-6.6% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+2.6% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-0.8% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-8.9% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-1.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang, with a remaining lease of 93 years, stands at an estimated value of $4,891,042, translating to $606 PSF. This valuation is indicative of a robust demand in the Sengkang region, reflecting a market signal that is considerably above the baseline by 120.8%. Such a significant premium suggests that the property is highly sought after, likely due to its strategic location, excellent amenities, and proximity to key transportation links.
The model confidence rating for this valuation is classified as high, bolstered by an analysis of 194 recent HDB resale transactions within the vicinity. This extensive dataset provides a solid foundation for the estimated value, ensuring that the analysis is grounded in current market dynamics. As the HDB market continues to evolve, properties with longer leases, like this executive flat, are projected to maintain their desirability, especially among families seeking spacious living options in well-connected neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.