Jalan Leban, Sembawang Hills, North-east Region, Singapore
$6,200,000
WhatsApp Desiree Leung for Viewing! Land Size: 3006 sqft Built-Up: ~3500 sqft Leasehold: Freehold South East Facing 8 Bedrooms plus Helper room 7 Bathrooms 1st Floor: • Front car porch • Huge living room perfect for entertaining • 1 bedroom • 1 helper room • 2 bathrooms • Kitchen • Backyard 2nd Floor: • 4 bedrooms • 3 bathrooms 2.5 Floor: • 3 bedrooms • 2 bathrooms Nearby Amenities: Food & Dining Sembawang Hills Food Centre – approx. 200 m Cafés and eateries along Upper Thomson Road – approx. 800 m to 1 km Groceries & Daily Needs Hao Mart – approx. 120 m NTUC FairPrice – approx. 600–800 m Parks & Recreation Leban Park – approx. 140 m Gelenggang Park – approx. 150 m Lower Peirce Reservoir Park – approx. 550–600 m Schools CHIJ St. Nicholas Girls' School – approx. 500–550 m Peirce Secondary School – approx. 650–700 m Mayflower Secondary School – approx. 700–750 m Connectivity Mayflower MRT Station – approx. 700–900 m Bus stops along Jalan Leban / Upper Thomson Road – approx. 200–400 m Disclaimer: All land and built-up areas are approximate and based on available information. They are subject to final survey and shall not form part of any offer, contract, or warranty by the salesperson. Buyers are strongly advised to engage their own professional valuer or surveyor to verify all details, including area measurements, before making any decision.
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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…


License: L3002382K
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$1.37M
S$392 psf
Asking Price
S$6.20M
S$2,063 psf
vs Market
+351.6%
vs Last Done
+341.8%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
2246m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
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$392
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +47.7% vs FV | 99yr from 2001 |
Apr 2026 | Blk 467 ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$688,888 | ▲S$467 +19.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +44.1% vs FV | 99yr from 2001 |
Apr 2026 | Blk 416 CANBERRA RD Floor 07 TO 09 | 1,399sqft | S$810,000 | ▲S$579 +47.7% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▲S$462 +17.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +49.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▲S$518 +32.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +54.6% vs FV | 99yr from 1998 |
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+47.7% vs FV
Blk 467 ADMIRALTY DR
Apr 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+44.1% vs FV
Blk 416 CANBERRA RD
Apr 2026 · Floor 07 TO 09
+47.7% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
+17.9% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
+32.1% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+54.6% vs FV
HELIOS AI Analysis
The HDB Executive property located in Sembawang presents a compelling investment opportunity, with an estimated value of $1,372,783, translating to a price per square foot (PSF) of $392. This evaluation comes at a pivotal time, considering the property boasts a remaining lease of 53 years, positioning it favorably among potential buyers seeking long-term residential options in a rapidly evolving market. The valuation is particularly noteworthy, indicating a market signal that is significantly above the baseline, with a striking 351.6% difference, underscoring the desirability and competitive nature of this segment within the Sembawang area.
The high model confidence, based on an extensive analysis of 302 recent HDB resale transactions in the vicinity, reinforces the robustness of this valuation. It reflects a strong demand for executive flats in Sembawang, likely driven by the area's amenities, connectivity, and ongoing developments which continue to enhance its appeal. As the market evolves, the strategic positioning of this property within the HDB landscape suggests a promising trajectory for potential appreciation, making it an attractive consideration for both investors and homebuyers alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.