Jalan Tan Tock Seng, Balestier, Central Region, Singapore
$17,500,000








Key Highlights: • Modern 3-storey detached with basement • Wide 13m frontage Basement: entertainment lounge, wine cellar, helper’s ensuite, 2 bedrooms (1 ensuite) • Park up to 4 cars • Within 1km to ACS (Junior/Primary) and SJI • 440m to Novena MRT For info/ viewing, please reach out: Martin Goh 吴伟楠, Principal Consultant 9320.20.20 REALSTAR PREMIER GROUP PTE LTD CEA : R001839F | L3008563G Specializing private residential in Prime district. Disclaimer: Photos used are for illustration only. The land and built-up areas are approximate, and are subjected to final survey. Information on the listing shall not create or constitute any commitment and warranty to the listed property. Also marketing other houses in these areas: Watten Estate | Mount Sinai | Grove Ave | Coronation Road | Coronation Road West | Namly Avenue | Namly Hill | Namly Grove | Namly View | Namly Gardens | Namly Rise | Namly Place | Namly Drive | Lim Tai See Walk | Jalan Lim Tai See | Allamanda Grove | Jalan Haji Alias, Holland Road, Berrima, Camborne, Dalkeith, Raffles Park, , Greenwood, Hua Guan Avenue, Oriole Crescent, Cassia Drive, Sunset Avenue, Vanda Road, Vanda Crescent, Vanda Drive, Sixth Avenue, Fifth Avenue, Goldhill Rise | Goldhill Avenue | Goldhill Drive | Mount Rosie Road | Fernhill Road | Stevens Close | Chancery Lane | Dyson | Merlimau | Novena | Jalan Novena Timor | Jalan Novena
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Total Transactions
3
Average Price
S1.3M
Total Value
S3.8M
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$6.18M
S$618 psf
Asking Price
S$17.50M
S$1,750 psf
vs Market
+183.1%
vs Last Done
+178.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
194 comps
Nearest MRT
Novena
675m away · +2% premium
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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$618
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 +1.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -9.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -8.6% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -8.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 202B SENGKANG EAST RD Floor 13 TO 15 | 1,399sqft | S$875,000 | ▲S$625 +1.1% vs FV | 99yr from 2001 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +0.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -2.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -7.8% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -10.7% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -3.7% vs FV | 99yr from 2001 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-9.4% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-8.4% vs FV
Blk 202B SENGKANG EAST RD
Mar 2026 · Floor 13 TO 15
+1.1% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-2.8% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-7.8% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-10.7% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sengkang is estimated at $6,181,986 (equivalent to $618 PSF), reflecting a significant market signal that positions it above the prevailing market conditions by 183.1% compared to the baseline. This valuation is underpinned by a robust analysis of 194 recent HDB resale transactions within the vicinity, which provides a comprehensive dataset for accurate market positioning. The property’s remaining lease of 75 years is a crucial factor that enhances its desirability, particularly within the context of Singapore's evolving real estate landscape.
The high model confidence associated with this valuation indicates that the property is not only appealing to potential buyers but also aligns with the ongoing demand for executive HDB units in thriving districts like Sengkang. This area has witnessed increasing interest due to its strategic location, accessibility, and the community amenities available, which further bolster property values. Investors and homeowners alike should consider the implications of this valuation as indicative of a strong, competitive market, with Sengkang emerging as a focal point for HDB investments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.