Sin Ming Walk, Upper Thomson, Central Region, Singapore
$4,150,000
A rare 4 bedroom residence in Thomson Grand, ideal for multi-generational families or those seeking generous space with strong rental appeal. Enjoy a prized address with daily conveniences and connectivity at your doorstep. - Property for Sale: Thomson Grand - Price: S$4,150,000 - Bedrooms: 4 bed 5 bath - Tenancy: Japanese expat at $9,800/month until July 2026 Nearby Schools: - Peirce Secondary School (0.20km) - Ai Tong School (0.76km) - Ang Mo Kio Methodist Church Kindergarten (0.76km) - Mayflower Secondary School (0.80km) - PCF Sparkletots @ Teck Ghee Blk 235 (KN) (0.88km) - P&J Montessori Kindergarten (0.98km) MRT/LRT: - Bright Hill (U/C) (0.54km) - Bright Hill (0.55km) Seize this opportunity for space, location, and immediate rental income. For details and a private viewing, contact NG WEI JIE at 9675 XXXX today. 汤申中心地段,尊享生活品质 汤申格兰德 (Thomson Grand) 罕见的四卧住宅,是多代同堂家庭或寻求宽敞空间及高出租价值人士的理想之选。坐拥尊贵地段,生活便利,交通便捷。 - 待售物业:汤申格兰德 - 价格:4,150,000 新元 - 卧室:4 卧 5 卫 - 租客:日本外籍人士,月租 9,800 新元,租期至 2026 年 7 月 附近学校: - 皮尔斯中学 (0.20 公里) - 爱同小学 (0.76 公里) - 宏茂桥卫理公会幼儿园 (0.76 公里) - 美华中学 (0.80 公里) - PCF Sparkletots @ 德义 235 座 (KN) (0.88 公里) - P&J 蒙特梭利幼儿园 (0.98 公里) 地铁/轻轨: - 光明山站(在建)(0.54 公里) - 光明山站 (0.55 公里) 把握良机,拥有宽敞的空间、优越的地理位置和即刻可获得的租金收入。如需了解详情或安排私人参观,请立即致电 9675 XXXX 联系 NG WEI JIE。
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Total Transactions
122
Average Price
S2.2M
Total Value
S266.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$3.74M
S$704 psf
Asking Price
S$4.15M
S$781 psf
vs Market
+10.8%
vs Last Done
+38.0%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 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
0%
AI Condition Premium
HELIOS scan of listing description
0%
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 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-10.1% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+0.3% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+0.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+9.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+10.1% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-10.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, reflecting an estimated value of $3,744,449 or $704 PSF, positions it as a premium offering within the current market landscape. With a remaining lease of 88 years, this property not only benefits from a significant tenure but also caters to an increasingly discerning demographic seeking longevity in their residential investments. The valuation indicates a market signal that is notably above the baseline by 10.8%, underscoring the competitive nature of the Ang Mo Kio precinct.
Such a robust valuation is corroborated by empirical analysis derived from 29 recent HDB resale transactions in the vicinity, affirming a heightened demand for properties in this area. The high model confidence associated with this valuation suggests a strong alignment with market trends, driven by factors such as proximity to amenities, educational institutions, and transport links. As the Singapore real estate landscape continues to evolve, the enduring appeal of HDB properties, particularly in established neighborhoods like Ang Mo Kio, remains a focal point for investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.