Jalan Menarong, Sembawang Hills, North-east Region, Singapore
$6,680,000








Discover an exceptional opportunity to own a spacious landed home in Sembawang Hills Estate, a prestigious address in District 20. Priced starting from SGD 6,380,000, this freehold terraced house offers a rare combination of luxury and exclusivity, perfect for families or high-net-worth individuals seeking a prestigious residence. This 7-bedroom, 7-bathroom property provides ample space for comfortable living and future expansion. Located in a prime area with top schools nearby, vibrant amenities, and easy access to main transportation links, making it ideal for both daily convenience and long-term investment. 1st Floor 1 Ensuite Bedroom 2 Common Room 1 Bathroom 2nd Floor Living Hall Dry & Wet Kitchens 3rd Floor 2 Ensuite Bedrooms Attic Master Ensuite Junior Ensuite Don't miss this chance to acquire a stunning freehold terraced home in one of Singapore’s most sought-after neighborhoods. Whether upgrading your lifestyle or building a legacy property, this listing combines value, exclusivity, and prime positioning in a single impressive package. Please Contact Ten Fong @ 9 2 2 6 8 4 9 1 For Viewing Appointment Now! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing.
Loading map...
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…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 154 HDB resale transactions (data.gov.sg)
Fair Value
S$2.29M
S$393 psf
Asking Price
S$6.68M
S$1,150 psf
vs Market
+192.3%
vs Last Done
+135.7%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
154 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
154 comparable transactions
S$519
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$393
Recent Comparable Transactions
10 shown · 154 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▲S$488 +24.2% vs FV | 99yr from 2001 |
May 2026 | Blk 359A ADMIRALTY DR Floor 01 TO 03 | 1,410sqft | S$688,000 | ▲S$488 +24.2% vs FV | 99yr from 2001 |
May 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +39.2% vs FV | 99yr from 2001 |
May 2026 | Blk 308 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$940,000 | ▲S$619 +57.5% vs FV | 99yr from 1998 |
May 2026 | Blk 423 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$750,000 | ▲S$536 +36.4% vs FV | 99yr from 2001 |
May 2026 | Blk 338 SEMBAWANG CRES Floor 10 TO 12 | 1,496sqft | S$780,000 | ▲S$521 +32.6% vs FV | 99yr from 1999 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +18.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$670,000 | ▲S$454 +15.5% vs FV | 99yr from 2001 |
Apr 2026 | Blk 468A ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$688,888 | ▲S$467 +18.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +43.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +47.3% vs FV | 99yr from 2001 |
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
+24.2% vs FV
Blk 359A ADMIRALTY DR
May 2026 · Floor 01 TO 03
+24.2% vs FV
Blk 503A CANBERRA LINK
May 2026 · Floor 04 TO 06
+39.2% vs FV
Blk 308 CANBERRA RD
May 2026 · Floor 10 TO 12
+57.5% vs FV
Blk 423 CANBERRA RD
May 2026 · Floor 07 TO 09
+36.4% vs FV
Blk 338 SEMBAWANG CRES
May 2026 · Floor 10 TO 12
+32.6% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+18.8% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 13 TO 15
+15.5% vs FV
Blk 468A ADMIRALTY DR
Apr 2026 · Floor 07 TO 09
+18.8% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+43.8% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+47.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sembawang, with a remaining lease of 53 years, has been established at an estimated value of $2,285,147, translating to $393 PSF. This valuation sits significantly above the market baseline, with a striking 192.3% difference, indicating a robust demand for HDB properties in this area despite the diminishing lease term. Such a premium valuation is indicative of a competitive market landscape, where buyers are willing to pay a premium for desirable locations and the amenities that Sembawang offers.
Our model confidence in this valuation is rated as high, bolstered by an analysis of 154 recent HDB resale transactions in the vicinity. This dataset reflects a strong and active market, suggesting that the demand for HDB Executive flats remains resilient. The substantial premium over the baseline underscores the dynamic interplay of supply and demand within the Sembawang area, driven by factors such as accessibility, community amenities, and the overall attractiveness of the estate. As such, this valuation not only reflects current market conditions but also signals a potential upward trajectory as the area continues to develop.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.