Jalan Leban, Sembawang Hills, North-east Region, Singapore
$6,300,000
PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Charming 2.5+M Storey Semi-D @ Upper Thomson Road / Jalan Leban / Jalan Kuras / 1km CHIJ St Nicholas Girls - Tenure : Freehold - Land : 3006 sqft - Build : 3500 sqft - Facing : North West - Rooms : 7 + 1 + 1 - Ensuite : 4 - Bath : 7 Features : - Discover this beautifully 2.5-storey freehold semi-detached home, perfectly located just 700m from Mayflower MRT and 200m to the nearest bus stop along Thomson Road — offering both accessibility and charm in one prime address. Featuring a wide 10m frontage and a regular plot, this home is designed for both space and comfort. Enjoy the thoughtful addition of dual-key front doors and lift provision, perfect for multi-generational living or rental potential. - Enjoy convenience with short walk to Sembawang Hills Food Centre and charming food street at Sembawang Hills Estate which offers hipster cafes, restaurants, food centre and convenience store. Within a short drive, daily needs can also be met at the evergreen Thomson Plaza, bustling AMK Hub and Mayflower MRT station. - Families will love the location — just 400m to CHIJ St. Nicholas Girls’ School and under 2km to Ai Tong Primary School. - Don't miss out on this rare gem in the heart of a beloved neighbourhood. - Contact Alvin @ 9.6836649 Now to schedule a private viewing! Note: All areas and dimensions are approximate measurements only and are subject to final survey
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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…
Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$1.37M
S$391 psf
Asking Price
S$6.30M
S$2,096 psf
vs Market
+360.4%
vs Last Done
+353.7%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 comparable transactions
S$516
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$391
Recent Comparable Transactions
10 shown · 150 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 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +18.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.5% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +41.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +38.9% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▲S$487 +24.6% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +48.3% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▲S$468 +19.7% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▲S$531 +35.8% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▲S$475 +21.5% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+18.2% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.4% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.5% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+41.4% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
+24.6% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+48.3% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+19.7% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
+35.8% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
+21.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment located in Sembawang has been assessed at an estimated value of $1,368,488, translating to a price per square foot (PSF) of $391. With a remaining lease of 53 years, this property presents a significant investment opportunity, yet it carries a premium valuation that is markedly above the prevailing market baseline, exhibiting a remarkable 360.4% difference. Such a valuation places this unit within a competitive segment, indicating strong demand and possibly limited supply in the vicinity.
The high model confidence rating, based on a comprehensive analysis of 150 recent HDB resale transactions in the area, suggests robust market dynamics that may be influencing this premium valuation. Factors such as proximity to essential amenities, transportation links, and overall neighborhood desirability are likely contributing to the heightened interest in HDB properties within Sembawang. As buyers increasingly seek spacious living environments, the Executive flat format caters to this demand, making it a favorable option in the current real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.