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…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.78M
S$710 psf
Asking Price
S$4.29M
S$4,065 psf
vs Market
+141.5%
vs Last Done
+608.2%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$687
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$710
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -19.2% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -19.2% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -26.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -26.3% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▼S$636 -10.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▼S$570 -19.7% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -28.9% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -26.6% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▼S$576 -18.9% vs FV | 99yr from 1978 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▼S$561 -21.0% vs FV | 99yr from 1981 |
Mar 2026 | Blk 455C ANG MO KIO ST 44 Floor 04 TO 06 | 1,001sqft | S$930,000 | ▲S$929 +30.8% vs FV | 99yr from 2018 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-19.2% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-19.2% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-26.1% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-26.3% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
-10.4% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
-19.7% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-28.9% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-26.6% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-18.9% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
-21.0% vs FV
Blk 455C ANG MO KIO ST 44
Mar 2026 · Floor 04 TO 06
+30.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit located in Ang Mo Kio reflects a robust market demand, with an estimated value of $1,776,195 or $710 PSF. This valuation is notably positioned above the market baseline, showcasing a substantial 141.5% premium compared to comparable properties in the area. Such a significant deviation indicates strong buyer interest and confidence in the HDB market, particularly in this well-connected and established residential enclave.
With a remaining lease of 71 years, the property benefits from ample leasehold duration, appealing to both families and investors seeking stability in long-term housing. The high model confidence, derived from an extensive analysis of 500 recent HDB resale transactions within the vicinity, underscores the reliability of this valuation. This data-driven approach highlights the dynamic nature of the Ang Mo Kio market, where demand continues to outpace supply, affirming the area's desirability as a prime residential location in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.