Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$6,200,000
Discover your dream home in this stunning 5000 sqft semi-detached house, available for sale now! This spacious property features 8 bedrooms and 7 bathrooms, perfect for a large family. Located within 1km of St Nicholas School, it's an ideal choice for families seeking quality education for their children. Enjoy the convenience of nearby amenities, including Mayflower MRT Station (1.1 km) for easy commuting. The Little Harvard International Preschool (0.6 km) and Peirce Secondary School (1.3 km) are also just a short distance away, ensuring excellent educational options. For your daily needs, Nature Fresh Mart (0.7 km) and The Meatery SG, a halal artisanal butcher (0.9 km), are conveniently located nearby. This property boasts modern kitchen furnishings, elegant bedroom cabinets, and a private balcony, enhancing your living experience. Don't miss the chance to own this exceptional home that combines space, comfort, and accessibility. Act now and make this beautiful house your new sanctuary! #LandedDynamicAlliance #Landed7772 #LDA7772 #JoinUs #DynamicAllianceGroup #AAG_DAG #AAG #OTT #Worklifebalance #PowerOfLeveraging #mustbuy #cheapbuy #valuebuy #affordable #spacious Upper Thomson Road, Old Upper Thomson Road, Sembawang Hills Drive, Jalan Chengam, Jalan Tarum, Jalan Leban, Jalan Gelenggang, Jalan Kuras, Jalan Rukam, Jalan Sappan, Jalan Menarong,, Jalan Lanjut, Jalan Batai, Jalan Telang, Jalan Mengkudu, Casuarina Road, Nemesu Avenue, Seraya Crescent, St Nicholas View, Casuarina Walk
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Total Transactions
3
Average Price
S1.9M
Total Value
S5.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg)
Fair Value
S$2.72M
S$544 psf
Asking Price
S$6.20M
S$2,067 psf
vs Market
+128.0%
vs Last Done
+265.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Ang Mo Kio
2291m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$544
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +3.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 468D ADMIRALTY DR Floor 07 TO 09 | 1,475sqft | S$682,000 | ▼S$462 -15.1% vs FV | 99yr from 2001 |
Mar 2026 | Blk 303 CANBERRA RD Floor 07 TO 09 | 1,507sqft | S$880,000 | ▲S$584 +7.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 423 CANBERRA RD Floor 10 TO 12 | 1,399sqft | S$725,000 | ▼S$518 -4.8% vs FV | 99yr from 2001 |
Mar 2026 | Blk 310 CANBERRA RD Floor 13 TO 15 | 1,518sqft | S$920,000 | ▲S$606 +11.4% vs FV | 99yr from 1998 |
Mar 2026 | Blk 338 SEMBAWANG CRES Floor 01 TO 03 | 1,464sqft | S$810,000 | ▲S$553 +1.7% vs FV | 99yr from 1999 |
Mar 2026 | Blk 408 SEMBAWANG DR Floor 10 TO 12 | 1,399sqft | S$760,000 | ▼S$543 -0.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -6.8% vs FV | 99yr from 2001 |
Feb 2026 | Blk 469B ADMIRALTY DR Floor 13 TO 15 | 1,475sqft | S$718,000 | ▼S$487 -10.5% vs FV | 99yr from 2001 |
Feb 2026 | Blk 304 CANBERRA RD Floor 10 TO 12 | 1,518sqft | S$880,000 | ▲S$580 +6.6% vs FV | 99yr from 1998 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+3.9% vs FV
Blk 468D ADMIRALTY DR
Mar 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 303 CANBERRA RD
Mar 2026 · Floor 07 TO 09
+7.4% vs FV
Blk 423 CANBERRA RD
Mar 2026 · Floor 10 TO 12
-4.8% vs FV
Blk 310 CANBERRA RD
Mar 2026 · Floor 13 TO 15
+11.4% vs FV
Blk 338 SEMBAWANG CRES
Mar 2026 · Floor 01 TO 03
+1.7% vs FV
Blk 408 SEMBAWANG DR
Mar 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-6.8% vs FV
Blk 469B ADMIRALTY DR
Feb 2026 · Floor 13 TO 15
-10.5% vs FV
Blk 304 CANBERRA RD
Feb 2026 · Floor 10 TO 12
+6.6% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Sembawang, with a remaining lease of 75 years, has been estimated at a value of $2,719,315, translating to a price per square foot (PSF) of $544. This valuation reflects a significant premium when compared to the baseline market value, indicating a remarkable 128% difference. Such a deviation strongly suggests that this property commands a position above the prevailing market rates, highlighting the desirability of the Sembawang locale.
Our analysis, grounded in data from 149 recent HDB resale transactions in the vicinity, has yielded a high model confidence rating, reinforcing the robustness of this valuation. The sustained demand for HDB properties in this area can be attributed to several factors, including the proximity to essential amenities, transportation links, and an array of recreational options. The combination of a lengthy lease period and the elevated market signal positions this executive unit as a compelling investment opportunity, catering to both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.