Saint Nicholas View, 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 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 us today to schedule a private viewing! (Note: All areas and dimensions are approximate measurements only and are subject to final survey) Soo Chow Garden/Jln Chegar/Jln Khamis/Jln Isnin/Jln Pemimpin/Jln Berjaya/Clover Way/Clover Rise/Binchang Walk/ Clover Cres/Jln Hari Raya/Jln Rabu/Jln Minggu/Sin Ming Rd/Jln Keli/Jln Ikan Merah/Jln Belibas/Jln Sembawang/Thomson Road/Gardenia Rd/Carnation Dr/Orchid Dr/Gladiola Dr/Daffodill Dr/Toronto Rd/Florida Rd/Jupiter Rd/Windsor/Island Club Rd/Windsor Nature
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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
Automated Valuation based on 150 HDB resale transactions (data.gov.sg)
Fair Value
S$1.86M
S$531 psf
Asking Price
S$6.30M
S$2,096 psf
vs Market
+238.9%
vs Last Done
+353.7%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Ang Mo Kio
1906m 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)
×1.029
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$531
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 -13.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -13.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +10.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -2.4% vs FV | 99yr from 2001 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +4.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▲S$543 +2.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -8.3% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +9.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 468D ADMIRALTY DR Floor 10 TO 12 | 1,528sqft | S$715,000 | ▼S$468 -11.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 359 ADMIRALTY DR Floor 13 TO 15 | 1,432sqft | S$760,000 | ▼S$531 0.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 468B ADMIRALTY DR Floor 10 TO 12 | 1,475sqft | S$700,000 | ▼S$475 -10.5% vs FV | 99yr from 2001 |
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+10.0% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-2.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+4.1% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-8.3% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+9.2% vs FV
Blk 468D ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-11.9% vs FV
Blk 359 ADMIRALTY DR
Jan 2026 · Floor 13 TO 15
0.0% vs FV
Blk 468B ADMIRALTY DR
Jan 2026 · Floor 10 TO 12
-10.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Sembawang signifies a noteworthy market trend, reflecting a robust demand for residential properties in this region. With a remaining lease of 72 years, the estimated value of $1,859,077, translating to $531 PSF, positions this property above the baseline market value by an impressive 238.9%. This substantial differential indicates a strong buyer sentiment and a competitive landscape, which can be attributed to various factors including the area's developmental potential, accessibility, and community amenities.
Our analysis, grounded in data from 150 recent HDB resale transactions in the vicinity, underscores a high model confidence in this valuation. The current market dynamics suggest that buyers are willing to pay a premium for properties that exhibit favorable leasehold terms and attractive living conditions. The escalating prices in Sembawang reflect not only the desirability of the location but also an increasing appreciation for HDB properties that offer spacious living environments typical of executive flats. As the demand continues to outpace supply, this valuation serves as a compelling indicator of the evolving landscape of Singapore's residential market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.