Upper Thomson Road, Upper Thomson, Central Region, Singapore
$5,000,000
Property Details: -2.5 Storey Corner Terrace with Basement -Freehold -Land Size: 1920 sqft -GFA: 2790 sqft approx Layout: -4 Bedrooms (3 Ensuite) -4 Bathrooms -2 Family Areas -Helper’s Room Key Feature: -Corner unit – more privacy & natural light -Can park 3 cars (2 inside. 1 outside). (both cars can enter/exit together via wide gate) -Beautifully renovated -Bright and spacious living & dining areas -Huge kitchen -Luxurious master bedroom with walk-in wardrobe & ensuite bath -Solar panels installed for energy efficiency Location Highlights: -Very near Lower Peirce natural reserve. -Within 1km to CHIJ St Nicholas Girls’ School -Well-connected to amenities, eateries & transport This spacious home set in a special location in forest of trees, nature trails, streams and reservoir. With its untouched setting and morning misty dews, it’s a perfect place for hiking enthusiasts, nature lovers, kids and dogs. Call Julia @ 9.745 1311 for exclusive viewing today! ---Nice Layout --1st Floor: Car porch for 2 cars side by side. Living + Dining room Bedroom 1 Dry Kitchen Toilet Store room --2nd Floor: Master bedroom with ensuite bath cum home office Family Area Junior Master with ensuite bath --Attic Floor: Bedroom 4 with ensuite bath + adjacent entertainment room/ gym Open Roof terraces --Basement: Huge wet Kitchen Maid room Home Shelter 2 Store rooms Back yard Top Schools * CHIJ St Nicholas Girls’ Sch (within 1km) * Ai Tong Sch (1- 2km) * Anderson Pri (1- 2km) * Mayflower Pri (1- 2km) * Ang Mo Kio Pri (1- 2km) Wide Array of Amenities * Thomson Plaza * AMK Hub * Junction 8 Lifestyle Living *Lower Pierce Reservoir Park ( 2 min walk) *Singapore Island Country Club *Bishan Park *MacRitchie Trail/ HSBC Tree Top Walk. Disclaimer: All land and built-up areas are approximate and subject to final survey measurements.
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.16M
S$697 psf
Asking Price
S$5.00M
S$2,604 psf
vs Market
+131.4%
vs Last Done
+236.4%
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 valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 71 years, reflects a robust market position with an estimated value of $2,161,137, translating to $697 PSF. This valuation is notably above the market baseline, exhibiting a substantial 131.4% difference. Such a premium indicates a strong demand for HDB properties in this mature and well-connected district, highlighting Ang Mo Kio's desirability among homebuyers.
The analysis is grounded in a comprehensive review of 38 recent HDB resale transactions within the vicinity, reinforcing the model's high confidence level in this valuation. The enduring appeal of Ang Mo Kio, characterized by its access to amenities, educational institutions, and transport networks, is a significant driver of this elevated valuation. As the property market continues to navigate post-pandemic recovery and urban developments, HDB properties like this Executive flat remain a focal point for investment, underscoring the strength of the Singapore real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.