Freehold 2 bedroom 2 bath Selling vacant 560 sqft High ceiling Nature lifestyle Discover contemporary urban living at Adana @ Thomson with this stylish 2-bedroom residence. Designed for comfort and functionality, this home features a well-appointed layout with a spacious living/dining area that opens seamlessly to the balcony, allowing abundant natural light throughout. The modern open kitchen comes with quality fittings and efficient storage, perfect for everyday living and entertaining. Both bedrooms are generously sized, with the master ensuite offering added privacy. Enjoy premium facilities including a swimming pool, gym, landscaped gardens, and secure access — all in a desirable location with excellent connectivity to shops, dining, parks, and transport. A perfect choice for young professionals, couples, or investors seeking quality and convenience.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
16
Average Price
S1.3M
Total Value
S20.9M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1235 URA transactions · 3 outliers removed (IQR)
Fair Value
S$833,979
S$1,489 psf
Asking Price
S$1.19M
S$2,121 psf
vs Market
+42.4%
vs Last Done
+40.8%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
1235 comps
Nearest MRT
Ang Mo Kio
2406m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1235 comparable transactions
S$1,784
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,489
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | CASUARINA ROAD | 2,623 | S$3,950,000 | S$1,506 | - | Freehold |
| 2025-08 | CASUARINA ROAD | 2,623 | S$3,950,000 | S$1,506 | - | Freehold |
| 2025-08 | SIN MING WALK | 1,399 | S$2,391,000 | S$1,709 | 16-20 | 99 yrs lease commencing from 2010 |
| 2025-08 | ANG MO KIO AVENUE 2 | 797 | S$1,610,000 | S$2,021 | 06-10 | 99 yrs lease commencing from 2013 |
| 2025-08 | SIN MING WALK | 1,227 | S$2,250,000 | S$1,834 | 06-10 | 99 yrs lease commencing from 1997 |
| 2025-07 | CASUARINA ROAD | 1,516 | S$4,225,000 | S$2,788 | - | Freehold |
| 2025-07 | CASUARINA ROAD | 3,216 | S$5,100,000 | S$1,586 | - | Freehold |
| 2025-07 | SIN MING AVENUE | 1,830 | S$3,456,000 | S$1,889 | 06-10 | Freehold |
| 2025-07 | SIN MING AVENUE | 1,862 | S$3,350,000 | S$1,799 | 06-10 | Freehold |
| 2025-07 | SIN MING WALK | 1,324 | S$1,873,888 | S$1,415 | 06-10 | 99 yrs lease commencing from 1991 |
| 2025-07 | ELLINGTON SQUARE | 2,131 | S$4,500,000 | S$2,111 | - | Freehold |
Showing 10 most recent transactions from 1235 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1235 URA transactions (3 outliers removed), adjusted for: Tenure decay (19.7% discount); AI-detected value boosters: freehold, high ceiling (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.