Beechwood Grove, Woodgrove, North Region, Singapore
$16,500 /month
Rare 8BR Landed Home | 3-Min Walk to Singapore American School Beechwood Grove – Prestigious Landed Enclave Near SAS Positioned in a quiet residential enclave, this exceptionally spacious landed residence is just a 3-minute walk to the back gate of Singapore American School (SAS) — a rare opportunity for families seeking both convenience and privacy. Set within a tranquil neighbourhood, this impressive home offers approximately 8,183 sqft land size, thoughtfully designed for large or multi-generational families. Property Highlights • 8 Bedrooms | 7 Bathrooms – Ideal for large families • Approx 8,183 sqft land size • Located in a quiet landed enclave • 3-minute walk to Singapore American School • Spacious living and dining areas • Flexible layout for home office / gym / playroom • Bright interiors with natural light • Generous outdoor space for family living • Partially furnished Perfect for Families The home offers expansive living spaces that allow for multiple living zones — from formal entertaining areas to relaxed family spaces. The generous layout easily accommodates extended family members, guests, or live-in helpers, ensuring comfort and privacy for everyone. Prime Location One of the key highlights is its unmatched proximity to Singapore American School, making daily school runs effortless. Families can enjoy the convenience of walking their children to school while living in a peaceful residential setting. Asking Rent: $16,500/month (sub GST) Available: 11 June 2026 Contact Johnny Chia for viewing today. HP 9182XXXX Homes this close to SAS rarely come available — secure it before the next school term begins.
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Total Transactions
18
Average Price
S3.6M
Total Value
S64.0M
Calculating fair value from URA transaction data…
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Estimated sale value based on 374 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.59M
S$586 psf
Asking Price
S$16,500
S$2 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
374 comps
Nearest MRT
Marsiling
847m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
374 comparable transactions
S$547
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$586
Recent Comparable Transactions
10 shown · 374 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 865 WOODLANDS ST 83 Floor 07 TO 09 | 1,647sqft | S$928,888 | ▼S$564 -3.8% vs FV | 99yr from 1996 |
May 2026 | Blk 865 WOODLANDS ST 83 Floor 07 TO 09 | 1,647sqft | S$928,888 | ▼S$564 -3.8% vs FV | 99yr from 1996 |
Apr 2026 | Blk 804 WOODLANDS ST 81 Floor 04 TO 06 | 1,572sqft | S$878,000 | ▼S$559 -4.6% vs FV | 99yr from 1988 |
Apr 2026 | Blk 805 WOODLANDS ST 81 Floor 10 TO 12 | 2,034sqft | S$1,180,000 | ▼S$580 -1.0% vs FV | 99yr from 1994 |
Apr 2026 | Blk 847 WOODLANDS ST 82 Floor 04 TO 06 | 1,733sqft | S$1,000,000 | ▼S$577 -1.5% vs FV | 99yr from 1995 |
Apr 2026 | Blk 837 WOODLANDS ST 82 Floor 01 TO 03 | 1,625sqft | S$920,000 | ▼S$566 -3.4% vs FV | 99yr from 1989 |
Mar 2026 | Blk 893B WOODLANDS DR 50 Floor 01 TO 03 | 1,485sqft | S$800,000 | ▼S$539 -8.0% vs FV | 99yr from 1996 |
Mar 2026 | Blk 816 WOODLANDS ST 82 Floor 04 TO 06 | 1,905sqft | S$1,150,000 | ▲S$604 +3.1% vs FV | 99yr from 1994 |
Feb 2026 | Blk 893C WOODLANDS DR 50 Floor 10 TO 12 | 1,561sqft | S$933,888 | ▲S$598 +2.0% vs FV | 99yr from 1996 |
Feb 2026 | Blk 818 WOODLANDS ST 82 Floor 07 TO 09 | 1,905sqft | S$1,145,000 | ▲S$601 +2.6% vs FV | 99yr from 1994 |
Feb 2026 | Blk 867 WOODLANDS ST 83 Floor 01 TO 03 | 1,582sqft | S$840,000 | ▼S$531 -9.4% vs FV | 99yr from 1996 |
Blk 865 WOODLANDS ST 83
May 2026 · Floor 07 TO 09
-3.8% vs FV
Blk 865 WOODLANDS ST 83
May 2026 · Floor 07 TO 09
-3.8% vs FV
Blk 804 WOODLANDS ST 81
Apr 2026 · Floor 04 TO 06
-4.6% vs FV
Blk 805 WOODLANDS ST 81
Apr 2026 · Floor 10 TO 12
-1.0% vs FV
Blk 847 WOODLANDS ST 82
Apr 2026 · Floor 04 TO 06
-1.5% vs FV
Blk 837 WOODLANDS ST 82
Apr 2026 · Floor 01 TO 03
-3.4% vs FV
Blk 893B WOODLANDS DR 50
Mar 2026 · Floor 01 TO 03
-8.0% vs FV
Blk 816 WOODLANDS ST 82
Mar 2026 · Floor 04 TO 06
+3.1% vs FV
Blk 893C WOODLANDS DR 50
Feb 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 818 WOODLANDS ST 82
Feb 2026 · Floor 07 TO 09
+2.6% vs FV
Blk 867 WOODLANDS ST 83
Feb 2026 · Floor 01 TO 03
-9.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Woodlands, with a remaining lease of 75 years, stands at an estimated value of $5,589,242, translating to a price per square foot of $586. This valuation reflects a significant marker in the current market, as it indicates a 0% difference from the baseline market price, demonstrating a steady demand for HDB properties in the area. Such stability is indicative of a balanced market, where supply dynamics align closely with buyer expectations, thus reinforcing the desirability of this segment.
With model confidence rated as high, this valuation is supported by an extensive analysis of 374 recent HDB resale transactions within the vicinity. The Woodlands area benefits from a strategic location, robust infrastructure, and a well-established community, which collectively contribute to its sustained appeal among prospective homeowners and investors alike. This market resilience, coupled with a remaining lease that still offers ample longevity for residents, positions this HDB Executive property as a sound investment opportunity for those seeking both immediate occupancy and long-term value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.