Jalan Minggu, Upper Thomson, Central Region, Singapore
$5,000,000
CEA Registration: L3010858B / R040261G Preview in virtual tour: Tucked along Jalan Minggu, this charming landed home offers a rare opportunity to craft your dream space in one of Singapore’s most sought-after enclaves. Sitting on a generous 1,981 sqft land parcel, the home features 2 well-sized bedrooms that comfortably fit double beds, 2 bathrooms, and a private garden—perfect for outdoor relaxation or future enhancement. In original condition, it presents a blank canvas for homeowners to design and renovate to their own taste. Enjoy everyday convenience with a short stroll to Upper Thomson MRT, nearby eateries, and Sheng Siong for daily essentials. Families will appreciate reputable schools such as Ai Tong School and Catholic High (Primary) within 1km. With a negotiable 3-month extension and a peaceful street-facing orientation, this home blends potential, location, and lifestyle into one compelling offering. Exclusive Propseller Listing! Size: - Land area: 1981 sqft. - Built-up area: 1981 sqft. - 2 bedrooms + 2 bathrooms - Garden Attributes: - Extension needed: 3 months negotiable - Unit orientation: unit - floor unit - Original condition - Main door facing South-East - Views from unit: Street Convenience: - 2 min walk to the nearest bus stop (bus services: 130, 162) - 3 min walk to Sheng Siong supermarket - 3 min walk to the nearest eateries - 5 min walk to Upper Thomson MRT Station (TE8) - Primary schools within 1km: Ai Tong School, Catholic High School (Primary) - Primary schools between 1-2km: Ang Mo Kio Primary School, Kuo Chuan Presbyterian Primary School, Marymount Convent School, Teck Ghee Primary School Disclaimer: Some pictures may be virtually decluttered or staged to showcase the maximum potential of the property. All land size, built-in and built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts.
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…


License: L3010858B
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$1.38M
S$697 psf
Asking Price
S$5.00M
S$2,524 psf
vs Market
+262.0%
vs Last Done
+226.1%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$674
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$697
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +11.0% vs FV | 99yr from 1996 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +11.0% vs FV | 99yr from 1996 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +11.0% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +11.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +11.2% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -1.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▲S$702 +0.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -1.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▲S$702 +0.7% vs FV | 99yr from 1996 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -3.4% vs FV | 99yr from 1996 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -3.4% vs FV | 99yr from 1996 |
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+11.0% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+11.0% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+11.0% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+11.2% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+11.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-1.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+0.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-1.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+0.7% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-3.4% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-3.4% vs FV
HELIOS AI Analysis
The HDB Executive property located in the highly sought-after district of Ang Mo Kio presents a compelling investment opportunity, with an estimated value of $1,381,036, translating to $697 PSF. This valuation reflects a significant market signal, with the property priced at an impressive 262% above the baseline, indicating strong demand and a robust market position. The remaining lease of 71 years adds to its desirability, as properties with extended leases tend to attract higher valuations due to their longevity and potential for appreciation.
Our analysis is supported by data from 38 recent HDB resale transactions in the vicinity, providing a solid foundation for our valuation model, which carries a high confidence level. The current market dynamics in Ang Mo Kio reveal a competitive environment, driven by a mix of factors including strategic location, accessibility, and the area's overall desirability. As urban development continues and infrastructure improvements are planned, properties like this HDB Executive are likely to retain their appeal, ensuring sustained interest from buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.