Jalan Chempah, Upper Thomson, Central Region, Singapore
$4,288,888
A rare opportunity to own a beautifully maintained landed home in the highly sought-after Thomson Garden Estate. Sitting on 1,055 sqft of land with approximately 2,500 sqft built-up, this spacious residence offers 4 bedrooms and 3 bathrooms across three functional levels — thoughtfully designed for modern family living. 1st Floor – Spacious & Practical Living - Welcoming front porch (EV-ready) - Huge living area perfect for gatherings - Newly renovated kitchen area (2025) - Study room (ideal as granny room or WFH space) - Store room - Common bathroom 2nd Floor – Private Master Retreat with duo Balconys - Huge outdoor balcony with partially unblocked view - 2nd bedroom (currently converted into a secondary living area) - Spacious master bedroom - Walk-in wardrobe - Attached bathroom - Private second balconies 3rd Floor – Flexible Lifestyle Space - Spacious bedroom - Ideal as hobby room / entertainment suite - Comes with kitchenette - Attached bathroom Location Highlights – Thomson Convenience - Minutes to Upper Thomson MRT Station - Near Sin Ming Plaza for retail & dining - Close to Shunfu Mart - Surrounded by greenery including Thomson Park - Enjoy the vibrant Upper Thomson café and food belt Serious buyers, don’t miss this opportunity. Contact me today to arrange a private viewing and experience the space for yourself.
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 15 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.79M
S$717 psf
Asking Price
S$4.29M
S$4,065 psf
vs Market
+139.3%
vs Last Done
+425.2%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
15 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$693
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$717
Recent Comparable Transactions
10 shown · 15 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 +7.9% 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 +7.9% 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 +8.1% 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 -4.5% 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 -2.1% 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 -6.1% vs FV | 99yr from 1996 |
Mar 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,604sqft | S$930,000 | ▼S$580 -19.1% vs FV | 99yr from 1996 |
Feb 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,135,000 | ▼S$676 -5.7% vs FV | 99yr from 1996 |
Jan 2025 | Blk 616 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,604sqft | S$1,100,000 | ▼S$686 -4.3% vs FV | 99yr from 1996 |
Jan 2025 | Blk 614 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,604sqft | S$1,050,000 | ▼S$655 -8.6% vs FV | 99yr from 1996 |
Oct 2024 | Blk 104A ANG MO KIO ST 11 Floor 07 TO 09 | 1,572sqft | S$1,200,000 | ▲S$764 +6.6% vs FV | 99yr from 1996 |
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-4.5% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-2.1% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-6.1% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-19.1% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-4.3% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-8.6% vs FV
Blk 104A ANG MO KIO ST 11
Oct 2024 · Floor 07 TO 09
+6.6% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $1,792,527, translating to $717 PSF. This valuation positions the property above the current market baseline, reflecting a significant 139.3% difference. Such a premium suggests strong demand for HDB properties in this vibrant district, which is often attributed to its strategic location, comprehensive amenities, and excellent connectivity to the rest of Singapore.
However, it is essential to note the model confidence level is marked as medium, indicating some variability in the predictions based on the data derived from 15 recent HDB resale transactions in the vicinity. As the property market remains dynamic, influences such as government policy changes, demographic shifts, and economic conditions could further impact future valuations. Investors and homeowners alike should consider these factors when evaluating the long-term potential of HDB properties in Ang Mo Kio, especially given the considerable remaining lease which contributes positively to the asset's overall value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.