Old Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$4,480,000
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Total Transactions
18
Average Price
S2.5M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 644 URA transactions · 13 outliers removed (IQR)
Fair Value
S$8.20M
S$1,578 psf
Asking Price
S$4.48M
S$2,005 psf
vs Market
-45.4%
Confidence
High
644 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
644 comparable transactions
S$1,578
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
0%
Adjusted Fair Value PSF
S$1,578
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | CASUARINA ROAD | 2,623 | S$3,950,000 | S$1,506 |
| 2025-08 | ANG MO KIO AVENUE 2 | 2,799 | S$2,648,000 | S$946 |
| 2025-08 | ANG MO KIO AVENUE 2 | 797 | S$1,610,000 | S$2,021 |
| 2025-07 | CASUARINA ROAD | 3,216 | S$5,100,000 | S$1,586 |
| 2025-07 | SEMBAWANG HILLS DRIVE | 2,193 | S$4,900,000 | S$2,235 |
Showing 5 most recent transactions from 644 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.