Home Buy Landed Cluster House 4RM D20 - Ang Mo Kio / Bishan / Thomson4 Bed Cluster House (Landed) for Sale in Thomson Grand

4 Bed Cluster House (Landed) for Sale in Thomson Grand

Sin Ming Walk, Upper Thomson, Central Region, Singapore

$4,400,000

Check loan eligibility est. S$ 15,755 / mo

Added 4 months ago

Cluster HouseFor sale

Beds: 4Baths: 5Area: 5317 sqft

Above Market· 17.5% above market

+17View all

Nearest MRT Station

Bright Hill

Cross-Island Line CR13

walk•

Property Details

Property IDDUBktkv9meWPZXXoWGssf2

PriceS$4,400,000

Property TypeCluster House

StatusFor sale

Beds4

Baths5

Built Area5317 sqft

PSF

S$828

Year Built2015

Furnished StatusUnknown

Description

Features & Amenities

Gym

Lap pool

Wading pool

Jacuzzi

Parking

Security

Clubhouse

Swimming pool

Location

Sin Ming Walk, Upper Thomson, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

122

Average Price

S2.2M

Total Value

S266.3M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 29 HDB resale transactions (data.gov.sg)

Fair Value

S$3.74M

S$704 psf

Asking Price

S$4.40M

S$828 psf

vs Market

+17.5%

Above Market

vs Last Done

+46.3%

Above Market

Tenure

88 yrs

99-year Leasehold · Balance remaining

Confidence

High

29 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Marymount

2130m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

29 comparable transactions

S$671

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×1.050

MRT Proximity

Within 500m / 1km

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$704

Recent Comparable Transactions

10 shown · 29 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneAug 2025	Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15	1,765sqft	S$1,000,000	▼S$566 -19.6% vs FV	99yr from 1980
Aug 2025	Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15	1,765sqft	S$1,000,000	▼S$566 -19.6% vs FV	99yr from 1980
Aug 2024	Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09	1,755sqft	S$1,110,000	▼S$633 -10.1% vs FV	99yr from 1979
Aug 2024	Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12	1,755sqft	S$1,238,888	▲S$706 +0.3% vs FV	99yr from 1979
Aug 2024	Blk 422 ANG MO KIO AVE 3 Floor 13 TO 15	1,873sqft	S$1,320,000	▲S$705 +0.1% vs FV	99yr from 1979
Mar 2026	Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09	1,916sqft	S$1,350,000	▲S$705 +0.1% vs FV	99yr from 1980
Mar 2026	Blk 104A ANG MO KIO ST 11 Floor 01 TO 03	1,582sqft	S$1,225,000	▲S$774 +9.9% 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 +10.1% vs FV	99yr from 1996
Sep 2025	Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09	1,755sqft	S$1,110,000	▼S$633 -10.1% vs FV	99yr from 1981
Sep 2025	Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09	1,647sqft	S$1,128,000	▼S$685 -2.7% 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 -0.3% vs FV	99yr from 1996

Last Done

Blk 457 ANG MO KIO AVE 10

Aug 2025 · Floor 13 TO 15

▼S$566 psf

-19.6% vs FV

1,765 sqftS$1,000,00099yr from 1980

Blk 457 ANG MO KIO AVE 10

Aug 2025 · Floor 13 TO 15

▼S$566 psf

-19.6% vs FV

1,765 sqftS$1,000,00099yr from 1980

Blk 418 ANG MO KIO AVE 10

Aug 2024 · Floor 07 TO 09

▼S$633 psf

-10.1% vs FV

1,755 sqftS$1,110,00099yr from 1979

Blk 419 ANG MO KIO AVE 10

Aug 2024 · Floor 10 TO 12

▲S$706 psf

+0.3% vs FV

1,755 sqftS$1,238,88899yr from 1979

Blk 422 ANG MO KIO AVE 3

Aug 2024 · Floor 13 TO 15

▲S$705 psf

+0.1% vs FV

1,873 sqftS$1,320,00099yr from 1979

Blk 605 ANG MO KIO AVE 5

Mar 2026 · Floor 07 TO 09

▲S$705 psf

+0.1% vs FV

1,916 sqftS$1,350,00099yr from 1980

Blk 104A ANG MO KIO ST 11

Mar 2026 · Floor 01 TO 03

▲S$774 psf

+9.9% vs FV

1,582 sqftS$1,225,00099yr from 1996

Blk 104A ANG MO KIO ST 11

Jan 2026 · Floor 01 TO 03

▲S$775 psf

+10.1% vs FV

1,550 sqftS$1,201,88899yr from 1996

Blk 333 ANG MO KIO AVE 1

Sep 2025 · Floor 07 TO 09

▼S$633 psf

-10.1% vs FV

1,755 sqftS$1,110,00099yr from 1981

Blk 613 ANG MO KIO AVE 4

Sep 2025 · Floor 07 TO 09

▼S$685 psf

-2.7% vs FV

1,647 sqftS$1,128,00099yr from 1996

Blk 613 ANG MO KIO AVE 4

Sep 2025 · Floor 01 TO 03

▼S$702 psf

-0.3% vs FV

1,679 sqftS$1,178,00099yr from 1996

Below Fair Value

Above Fair Value

FV: S$704 psf

HELIOS AI Analysis

The valuation of the HDB Executive located in the prestigious Ang Mo Kio area reflects a robust market performance, with an estimated value of $3,744,449, translating to $704 PSF. With a remaining lease of 88 years, this property stands as an attractive option for buyers seeking long-term occupancy in a well-established neighborhood. The valuation is positioned 17.5% above the market baseline, indicating strong demand and buyer confidence in this locality.

This assessment is derived from a comprehensive analysis of 29 recent HDB resale transactions within the vicinity, underscoring the high model confidence in the current valuation. The elevated price point signals a competitive market driven by limited supply and a growing demand for larger HDB units in prime locations. Such dynamics suggest that potential buyers are willing to invest a premium for the long-term security and lifestyle benefits that come with residing in Ang Mo Kio, known for its vibrant community, accessibility, and array of amenities.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Bingchang Huang

+65 9190 xxxx

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Similar Properties

Date

Block / Street

Area

Price

PSF

Tenure

Last DoneAug 2025

Blk 457 ANG MO KIO AVE 10

Floor 13 TO 15

1,765sqft

S$1,000,000

▼S$566

-19.6% vs FV

99yr from 1980

Aug 2025

Blk 457 ANG MO KIO AVE 10

Floor 13 TO 15

1,765sqft

S$1,000,000

▼S$566

-19.6% vs FV

99yr from 1980

Aug 2024

Blk 418 ANG MO KIO AVE 10

Floor 07 TO 09

1,755sqft

S$1,110,000

▼S$633

-10.1% vs FV

99yr from 1979

Aug 2024

Blk 419 ANG MO KIO AVE 10

Floor 10 TO 12

1,755sqft

S$1,238,888

▲S$706

+0.3% vs FV

99yr from 1979

Aug 2024

Blk 422 ANG MO KIO AVE 3

Floor 13 TO 15

1,873sqft

S$1,320,000

▲S$705

+0.1% vs FV

99yr from 1979

Mar 2026

Blk 605 ANG MO KIO AVE 5

Floor 07 TO 09

1,916sqft

S$1,350,000

▲S$705

+0.1% vs FV

99yr from 1980

Mar 2026

Blk 104A ANG MO KIO ST 11

Floor 01 TO 03

1,582sqft

S$1,225,000

▲S$774

+9.9% 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

+10.1% vs FV

99yr from 1996

Sep 2025

Blk 333 ANG MO KIO AVE 1

Floor 07 TO 09

1,755sqft

S$1,110,000

▼S$633

-10.1% vs FV

99yr from 1981

Sep 2025

Blk 613 ANG MO KIO AVE 4

Floor 07 TO 09

1,647sqft

S$1,128,000

▼S$685

-2.7% 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

-0.3% vs FV

99yr from 1996

4 Bed Cluster House (Landed) for Sale in Thomson Grand

IMAGES GALLERY

Nearest MRT Station

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Bingchang Huang

Similar Properties

Home Report · AVM Fair Value