17 Sin Ming Walk 573913, Upper Thomson, Central Region, Singapore
$1,980,000
C.H.E.A.P. C.H.E.A.P. C.H.E.A.P ••• SUPER RARE THOMSON GRAND 2 BEDROOMS 2 BATHROOM UNIT WITH UNBLOCKED LUSH GREENERY VIEW FOR SALE! •••• • 2 BEDROOMS 2 BATHROOMS WITH PRIVATE LIFT • SURROUNDED BY GREAT AMENITIES • SPACIOUS & EFFICIENT LAYOUT • BEAUTIFULLY RENOVATED UNIT • BRIGHT & BREEZY UNIT • UNBLOCKED LUSH GREENERY FACING • FULL CONDO FACILITIES • WALKING DISTANCE TO BRIGHT HILL MRT • WITHIN ONE KM TO - AITONG SCHOOL - CHIJ ST. NICHOLAS GIRLS' SCHOOL • WITHIN TWO KM TO - ANG MO KIO PRIMARY SCHOOL - CATHOLIC HIGH SCHOOL - MAYFLOWER PRIMARY SCHOOL DO NOT MISS AND MAKE THIS YOUR NEXT HOME STAY! CALL ANDY LIM @ 9.6.7.2.8.3.7.8 OR JOYCE LYE @ 9.1.4.6.3.7.7.7 FOR EXCLUSIVE VIEWINGS TODAY! Trains (MRT & LRT) BRIGHT HILL MRT TE7 CR13 0.39 Km MAYFLOWER MRT TE6 1.09 Km UPPER THOMSON MRT TE8 1.25 Km Bus Stops Faber Gdn 855, 980, 132, 163, 165, 166, 167 Bef Ang Mo Kio Ave 1 165, 166, 167, 163, 132, 980, 855 Primary Schools Ai Tong 0.6 km Chij St. Nicholas Girls' 1.03 km Ang Mo Kio Primary 1.15 km Secondary Schools Peirce Secondary 0.11 km Bishan Park Secondary 0.29 km Mayflower Secondary 0.69 km Integrated Schools Chij St. Nicholas Girls' School 1.03 km Shopping Malls Thomson Plaza 1.2 km KKH The Retail Mall 1.35 km Thomson V Two 1.44 km Groceries & Supermarts HAO MART 0.63 km SHENG SIONG SUPERMARKET 0.78 km HAO MART 0.89 km
D20 - Bishan
Bright Hill MRT · 6 min walk
16 October 2015
Medium (361 units)
361 units
32 Blocks, 19 Floors
Luxury Green Development Pte Ltd
Thomson Grand has a total of 361 units, from 2 Bed - 2 Bath to 4 Bed - 4 Bath units. There are 20 types of floor plans from 904 sqft to 1,658 sqft - 1,733 sqft.
Thomson Grand has 32 blocks and up to 19 storeys.
Thomson Grand is a 99 years leasehold Generic Condo development located in Bishan, District 20. Completed in 2015, it has a total of 32 blocks within the development and comprises a total of 361 units. It is within walking distance to MRT stations such as Bright Hill MRT and Bright Hill MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Thomson Grand is also close to schools like Peirce Secondary School, Peirce Secondary School and Neumind Rethinking School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Tan Chong Hup Mini Supermarket and Nature Fresh Mart for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Healthcare Family Clinic & Surgery. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Forest Walk, to enjoy some fresh air.
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Total Transactions
122
Average Price
S2.2M
Total Value
S266.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 92 URA transactions
Fair Value
S$1.63M
S$1,624 psf
Asking Price
S$1.98M
S$1,978 psf
vs Market
+21.8%
vs Last Done
+15.7%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
92 comps
Nearest MRT
Marymount
2130m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
92 comparable transactions
S$1,671
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,624
Recent Comparable Transactions
10 shown · 92 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▲S$1,709 +5.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▲S$1,709 +5.2% vs FV | 99 yrs lease commencing from 2010 |
Jul 2025 | SIN MING WALK Floor 11-15 | 1,367sqft | S$2,480,000 | ▲S$1,814 +11.7% vs FV | 99 yrs lease commencing from 2010 |
Jun 2025 | SIN MING WALK Floor 16-20 | 1,367sqft | S$2,610,000 | ▲S$1,909 +17.5% vs FV | 99 yrs lease commencing from 2010 |
May 2025 | SIN MING WALK Floor 06-10 | 947sqft | S$1,690,000 | ▲S$1,784 +9.9% vs FV | 99 yrs lease commencing from 2010 |
May 2025 | SIN MING WALK Floor 06-10 | 1,668sqft | S$2,980,000 | ▲S$1,786 +10.0% vs FV | 99 yrs lease commencing from 2010 |
Apr 2025 | SIN MING WALK Floor 11-15 | 1,367sqft | S$2,470,000 | ▲S$1,807 +11.3% vs FV | 99 yrs lease commencing from 2010 |
Mar 2025 | SIN MING WALK Floor 11-15 | 1,012sqft | S$1,680,000 | ▲S$1,660 +2.2% vs FV | 99 yrs lease commencing from 2010 |
Mar 2025 | SIN MING WALK Floor 06-10 | 1,001sqft | S$1,750,000 | ▲S$1,748 +7.6% vs FV | 99 yrs lease commencing from 2010 |
Feb 2025 | SIN MING WALK Floor 01-05 | 1,658sqft | S$2,890,000 | ▲S$1,743 +7.3% vs FV | 99 yrs lease commencing from 2010 |
Jan 2025 | SIN MING WALK Floor 06-10 | 958sqft | S$1,720,000 | ▲S$1,795 +10.5% vs FV | 99 yrs lease commencing from 2010 |
SIN MING WALK
Aug 2025 · Floor 16-20
+5.2% vs FV
SIN MING WALK
Aug 2025 · Floor 16-20
+5.2% vs FV
SIN MING WALK
Jul 2025 · Floor 11-15
+11.7% vs FV
SIN MING WALK
Jun 2025 · Floor 16-20
+17.5% vs FV
SIN MING WALK
May 2025 · Floor 06-10
+9.9% vs FV
SIN MING WALK
May 2025 · Floor 06-10
+10.0% vs FV
SIN MING WALK
Apr 2025 · Floor 11-15
+11.3% vs FV
SIN MING WALK
Mar 2025 · Floor 11-15
+2.2% vs FV
SIN MING WALK
Mar 2025 · Floor 06-10
+7.6% vs FV
SIN MING WALK
Feb 2025 · Floor 01-05
+7.3% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
+10.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.