504a Montreal Drive 751504, Admiralty, North Region, Singapore
$780,000
CHEAP! CHEAP! CHEAP! Open to all buyers – no ethnic or SPR quota restrictions for March 2026! No extension required! Low floor, simple condition – perfect as a blank canvas to design your dream home. Super spacious floor area, study room can be converted into another bedroom. Comes with service yard, bomb shelter and balcony. Nearby Schools (within 1km): - Canberra Primary - Endeavour Primary - Sembawang Primary - Wellington Primary Within 1–2km: - Northoaks Primary - Sembawang Secondary - Canberra Secondary - Ahmad Ibrahim Secondary - Sir Manasseh Meyer International School Great Connectivity: - NS11 Sembawang MRT - 0.52km - NS12 Canberra MRT - 1.1km Amenities Nearby: - Bukit Canberra Hawker Centre - 0.4km - Sembawang Polyclinic - 0.4km - Sun Plaza - 0.62km - Sembawang Shopping Centre - 1.06km - Canberra Plaza - 1.11km Within 10 minutes drive: - Sembawang Shipyard - Sembawang Park - Woodlands East Industrial Estate Ideal for buyers who want a spacious home, and be near to MRT and amenities. Contact me to find out more!
The following locations are within radius of this property, with distance shown in kilometers.
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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…
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$831,642
S$594 psf
Asking Price
S$780,000
S$558 psf
vs Market
-6.2%
vs Last Done
-11.4%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Sembawang
519m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$567
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.029
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$594
Recent Comparable Transactions
10 shown · 152 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 356 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$990,000 | ▲S$630 +6.1% vs FV | 99yr from 1988 |
May 2026 | Blk 356 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$990,000 | ▲S$630 +6.1% vs FV | 99yr from 1988 |
Apr 2026 | Blk 665 YISHUN AVE 4 Floor 01 TO 03 | 1,765sqft | S$1,025,000 | ▼S$581 -2.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 326 YISHUN RING RD Floor 07 TO 09 | 1,572sqft | S$888,000 | ▼S$565 -4.9% vs FV | 99yr from 1988 |
Apr 2026 | Blk 614 YISHUN ST 61 Floor 04 TO 06 | 1,528sqft | S$820,000 | ▼S$536 -9.8% vs FV | 99yr from 1987 |
Apr 2026 | Blk 606 YISHUN ST 61 Floor 07 TO 09 | 1,528sqft | S$830,000 | ▼S$543 -8.6% vs FV | 99yr from 1987 |
Apr 2026 | Blk 827 YISHUN ST 81 Floor 01 TO 03 | 1,561sqft | S$960,000 | ▲S$615 +3.5% vs FV | 99yr from 1987 |
Mar 2026 | Blk 356 YISHUN RING RD Floor 10 TO 12 | 1,528sqft | S$910,000 | ▲S$595 +0.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 792 YISHUN RING RD Floor 10 TO 12 | 1,582sqft | S$873,888 | ▼S$552 -7.1% vs FV | 99yr from 1987 |
Mar 2026 | Blk 606 YISHUN ST 61 Floor 10 TO 12 | 1,561sqft | S$850,000 | ▼S$545 -8.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 643 YISHUN ST 61 Floor 10 TO 12 | 1,528sqft | S$835,000 | ▼S$546 -8.1% vs FV | 99yr from 1987 |
Blk 356 YISHUN RING RD
May 2026 · Floor 07 TO 09
+6.1% vs FV
Blk 356 YISHUN RING RD
May 2026 · Floor 07 TO 09
+6.1% vs FV
Blk 665 YISHUN AVE 4
Apr 2026 · Floor 01 TO 03
-2.2% vs FV
Blk 326 YISHUN RING RD
Apr 2026 · Floor 07 TO 09
-4.9% vs FV
Blk 614 YISHUN ST 61
Apr 2026 · Floor 04 TO 06
-9.8% vs FV
Blk 606 YISHUN ST 61
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 827 YISHUN ST 81
Apr 2026 · Floor 01 TO 03
+3.5% vs FV
Blk 356 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 792 YISHUN RING RD
Mar 2026 · Floor 10 TO 12
-7.1% vs FV
Blk 606 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
-8.2% vs FV
Blk 643 YISHUN ST 61
Mar 2026 · Floor 10 TO 12
-8.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Yishun, with a remaining lease of 72 years, presents a compelling opportunity for discerning buyers. Priced at an estimated value of $831,642, translating to $594 PSF, this property reflects a robust market signal, categorized as a "Good Deal" with a 6.2% difference from the baseline. This differential indicates favorable pricing trends within the Yishun district, which is supported by a wealth of data derived from 152 recent HDB resale transactions in the vicinity.
The high model confidence surrounding this valuation underscores the reliability of the data and analysis employed. As the HDB market continues to exhibit resilience amidst varying economic conditions, properties with a substantial remaining lease, such as this one, are increasingly sought after. The combination of a strategic location in Yishun and an attractive pricing structure positions this executive flat as not only a home but also a valuable asset in an evolving market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.