Bright Hill Crescent, Upper Thomson, Central Region, Singapore
$7,000,000





















Freehold, huge corner terrace, hard to come by! Land 4,417 sqft | Built-up ~3000 sqft Wide frontage almost 15m Front porch easily parks 2 cars Ample street parking outside house Quiet street at cul-de-sac, not main road Enjoy tranquil living yet accessible by stroll to amenities - Kebun Bahru CC, Mayflower wet market & food centre, Mayflower MRT – best of both worlds! Newly renovated kitchen, bedrooms and bathrooms! Basement: - 1 huge room (can be used as entertainment room, study or bedroom) - 1 common bath - Big backyard Level 1: - Living room - Dining room (split level) - Kitchen - Helper room - 1 common bath Level 2: - 1 study room en-suite - 1 common room with attached balcony - 2 common rooms - 1 common bath All rooms are spacious, each more than fits a king bed with ample remaining space to move around Good balance of interior liveable space and exterior porch, garden & backyard space Renovate to your desire and move-in OR add extra space with A&A; rebuild if you want to build your dream house. Lots of flexibility to explore its potential. Ready builder, ID contact available for consultation Within 1km to CHIJ St Nicholas' Girls' & Ang Mo Kio Primary Discover your dream house and take action today! Contact Belle @ 9225.4999 for an on-site tour Very motivated seller. All enquiries and co-broke are welcome! For other enquiries, connect with me: ws: https://www.belletanproperty.com yt: https://www.youtube.com/@belletanproperty fb: https://www.facebook.com/belletanproperty
Loading map...
Total Transactions
3
Average Price
S4.4M
Total Value
S13.2M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$2.11M
S$704 psf
Asking Price
S$7.00M
S$2,334 psf
vs Market
+231.3%
vs Last Done
+312.4%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
1102m 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 property in Ang Mo Kio, estimated at $2,112,723 (or $704 PSF), signals a robust market position, reflecting a remarkable 231.3% difference above the baseline. This valuation, grounded in a comprehensive analysis of 29 recent HDB resale transactions within the vicinity, underscores the property’s premium status amidst a competitive landscape. The remaining lease of 80 years further enhances its appeal, providing potential buyers with significant longevity in ownership—a critical factor in the valuation of HDB properties in Singapore.
Market dynamics in Ang Mo Kio showcase a strong demand for HDB Executive units, with the area being highly sought after due to its strategic location, proximity to amenities, and vibrant community. The high model confidence associated with this valuation indicates a solid correlation with current market trends and buyer sentiment, suggesting that this property not only commands a premium price but also represents a sound investment opportunity. As the residential landscape evolves, properties like this HDB Executive unit in Ang Mo Kio are poised to attract discerning buyers looking for both quality and longevity in their real estate investments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.