446 Bright Hill Drive 570446, Upper Thomson, Central Region, Singapore
$908,000
446 Bright Hill Drive | Super Spacious 4-Room HDB For Sale Discover this beautifully renovated and best facing 4-room HDB at Blk 446 Bright Hill Drive — a perfect home for families, upgraders, or savvy buyers seeking comfort and convenience in a serene neighbourhood. • Generous and efficient layout with bright, airy living spaces • Well-maintained unit — move-in ready with minimal renovation needed • Spacious living & dining area, ideal for family bonding and entertaining • Good-sized bedrooms with ample natural light • Functional kitchen with plenty of storage Lifestyle & Location Perks: • Nestled in a peaceful estate with lush greenery • Minutes’ walk to Upper Thomson MRT (Thomson-East Coast Line) • Close proximity to Bishan Park & nature spots for outdoor activities • Easy access to Thomson Plaza, eateries, and daily amenities • 1 km within Ai Tong Primary School Connectivity: • Well-connected via major expressways (CTE, PIE) • Seamless access to town and other parts of Singapore Ideal For: -Families looking for space and convenience -Buyers who appreciate a quiet yet well-connected location -1km to Ai Tong Primary School Don’t miss this rare opportunity to own a comfortable home in a highly sought-after area. Contact Kevin Li today to arrange an exclusive viewing!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$747,418
S$609 psf
Asking Price
S$908,000
S$740 psf
vs Market
+21.5%
vs Last Done
-13.1%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
1247m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$699
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$609
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 307A ANG MO KIO AVE 1 Floor 16 TO 18 | 1,044sqft | S$890,000 | ▲S$852 +39.9% vs FV | 99yr from 2012 |
Apr 2026 | Blk 307A ANG MO KIO AVE 1 Floor 16 TO 18 | 1,044sqft | S$890,000 | ▲S$852 +39.9% vs FV | 99yr from 2012 |
Apr 2026 | Blk 308B ANG MO KIO AVE 1 Floor 13 TO 15 | 1,012sqft | S$930,000 | ▲S$919 +50.9% vs FV | 99yr from 2012 |
Apr 2026 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 883sqft | S$550,000 | ▲S$623 +2.3% vs FV | 99yr from 1976 |
Apr 2026 | Blk 470 ANG MO KIO AVE 10 Floor 10 TO 12 | 990sqft | S$510,000 | ▼S$515 -15.4% vs FV | 99yr from 1979 |
Apr 2026 | Blk 441 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$590,000 | ▼S$596 -2.1% vs FV | 99yr from 1979 |
Apr 2026 | Blk 546 ANG MO KIO AVE 10 Floor 10 TO 12 | 990sqft | S$508,000 | ▼S$513 -15.8% vs FV | 99yr from 1981 |
Apr 2026 | Blk 327 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,055sqft | S$580,000 | ▼S$550 -9.7% vs FV | 99yr from 1977 |
Apr 2026 | Blk 427 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$583,000 | ▼S$589 -3.3% vs FV | 99yr from 1978 |
Apr 2026 | Blk 348 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,055sqft | S$670,000 | ▲S$635 +4.3% vs FV | 99yr from 1978 |
Apr 2026 | Blk 344 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,055sqft | S$638,000 | ▼S$605 -0.7% vs FV | 99yr from 1978 |
Blk 307A ANG MO KIO AVE 1
Apr 2026 · Floor 16 TO 18
+39.9% vs FV
Blk 307A ANG MO KIO AVE 1
Apr 2026 · Floor 16 TO 18
+39.9% vs FV
Blk 308B ANG MO KIO AVE 1
Apr 2026 · Floor 13 TO 15
+50.9% vs FV
Blk 218 ANG MO KIO AVE 1
Apr 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 470 ANG MO KIO AVE 10
Apr 2026 · Floor 10 TO 12
-15.4% vs FV
Blk 441 ANG MO KIO AVE 10
Apr 2026 · Floor 04 TO 06
-2.1% vs FV
Blk 546 ANG MO KIO AVE 10
Apr 2026 · Floor 10 TO 12
-15.8% vs FV
Blk 327 ANG MO KIO AVE 3
Apr 2026 · Floor 01 TO 03
-9.7% vs FV
Blk 427 ANG MO KIO AVE 3
Apr 2026 · Floor 07 TO 09
-3.3% vs FV
Blk 348 ANG MO KIO AVE 3
Apr 2026 · Floor 07 TO 09
+4.3% vs FV
Blk 344 ANG MO KIO AVE 3
Apr 2026 · Floor 07 TO 09
-0.7% vs FV
HELIOS AI Analysis
The valuation for the HDB 4-room unit in Ang Mo Kio, with a remaining lease of 61 years, stands at an estimated value of $747,418, translating to $609 per square foot. This figure positions the property significantly above the market baseline, reflecting a 21.5% premium that indicates strong demand and desirability in the area. The elevated valuation is supported by robust market dynamics, demonstrated by a thorough analysis of 500 recent HDB resale transactions in the vicinity, which showcases a high confidence level in the model's assessment.
Ang Mo Kio remains one of Singapore's sought-after residential estates, benefiting from a well-established infrastructure and a vibrant community. The remaining lease of 61 years, while moderate, is complemented by the property's proximity to essential amenities and transport links, further enhancing its appeal. The current market signals suggest a competitive landscape, driven by buyer sentiment and a constrained supply of quality HDB units. As such, potential investors and homeowners should consider the strategic implications of this valuation, particularly in relation to the long-term leasehold dynamics and the evolving landscape of Singapore's residential sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.