811 Upper Thomson Road 788978, Nee Soon, North Region, Singapore
$3,167,000
NEW LAUNCH AT UPP THOMSON NEAR MRT and land cost lower than Lentor Clusters at $905 PPR. Harmonised: Size exclude AC Ledge! WHY Springleaf Residence? - Prestigious developers Guocoland & Hong Leong: Same developers of Lentor Cluster recreating history of price appreciation - 2 Min sheltered walk to Springleaf MRT (TEL) - Unblocked Landed Views + Freehold Nature Reserve - Low-density with 60% Landscaping on a Huge 349,000sf Land Site - Wide variety of Food options & Supermart close by - Proximity to Springleaf Park Connector & Springleaf Nature Park - Seamless Connectivity: Easy accessible to anywhere by SLE, CTE, BKE, KJE & the North-South Corridor - Strong Investment Potential: Cheapest entry price for a project next to MRT. With the TEL direct access to CBD & Orchard in 20mins. Contact Vincent Lau Now For A Viewing, Agents Most Welcome! /Whatsapp: wa.me/+659368XXXX Email: vlsm1983@gmail.com Project Details Address: Upp Thomson Road Developer: Guocoland & Hong Leong No. of units: 941 residential units 25 storeys Residential Tower Unit Type: 1 to 5 Bedroom
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: L3008022J
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Automated Valuation based on 884 URA transactions
Fair Value
S$3.29M
S$2,263 psf
Asking Price
S$3.17M
S$2,180 psf
vs Market
-3.7%
vs Last Done
-4.4%
Tenure
Freehold
No lease decay
Confidence
High
884 comps
Nearest MRT
Khatib
2921m away
Hedonic Adjustment Breakdown
Base URA PSF
884 comparable transactions
S$2,176
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,263
Recent Comparable Transactions
10 shown · 884 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +0.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +0.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,424,000 | ▼S$2,252 -0.5% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 16-20 | 1,076sqft | S$2,385,000 | ▼S$2,216 -2.1% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,326,000 | ▼S$2,161 -4.5% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,300,000 | ▼S$2,137 -5.6% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,344,000 | ▼S$2,178 -3.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -7.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,262,000 | ▼S$2,101 -7.2% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -7.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,265,000 | ▼S$2,104 -7.0% vs FV | 99 yrs lease commencing from 2024 |
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+0.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+0.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
-0.5% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 16-20
-2.1% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-4.5% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-5.6% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-3.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.2% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.