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Total Transactions
2
Average Price
S1.8M
Total Value
S3.6M
Calculating fair value from URA transaction data…
Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$3.61M
S$516 psf
Asking Price
S$8.80M
S$2,123 psf
vs Market
+143.4%
vs Last Done
+359.5%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Sembawang
2041m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 comparable transactions
S$516
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$516
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -10.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -10.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +13.2% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +7.2% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +5.2% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -5.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +12.4% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -9.3% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +2.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -7.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$685,000 | ▼S$465 -9.9% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+13.2% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+7.2% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-5.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+12.4% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-9.3% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+2.9% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-7.9% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
-9.9% vs FV
HELIOS AI Analysis
<p>The HDB Executive property located in Sembawang, with a remaining lease of 70 years, is currently valued at an estimated price of $3,614,793, equating to $516 per square foot. This valuation is particularly noteworthy as it reflects a market signal indicating a robust demand, with the property priced at a staggering 143.4% above the baseline valuation. Such a premium is indicative of the unique appeal of Sembawang as a desirable residential enclave, which continues to attract buyers seeking spacious living options in a well-connected location.</p> <p>Analysis of the recent property transactions in the vicinity, totaling 149 resales, underpins our high model confidence in this valuation. The significant premium suggests a dynamic market environment characterized by heightened buyer competition and a propensity for higher bidding on well-maintained and strategically located HDB units. Furthermore, the remaining lease of 70 years positions this property advantageously, as it offers potential owners a substantial duration of occupancy, making it an appealing choice in the current market landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.