Thomson Heights, Sembawang Hills, North-east Region, Singapore
$6,400,000
☆ Exquisitely Designed Modern Layout In An Exclusive Landed Enclave ☆ Perfect Modern House For Family Looking For A Quiet Environment, With Spacious Interior To Spend Time For Family Bonding And Entertainment With Friends & Guests * TOP In End Q1 2026 * ** Auspicious Unit Number! ** - Land: 2010sqft - Built Up: ~3620sqft - Home Lift Within - 3 Storeys - Regular Land Shape - 5 Large Ensuite Bedrooms - Helper's Room, Separate Bath & Powder Room On Ground Floor Primary Schools In Vicinity ----‐---------------------- 1km • CHIJ St Nicholas Girls' School (350m Only) 2km • Ai Tong School • Anderson Primary School • Ang Mo Kio Primary School • Mayflower Primary School - Mayflower MRT Station (~14mins Walk) - Minutes Drive To Seletar Expressway - Walking Distance To Eateries, Sembawang Hill Food Centre & Mayflower Market & Food Centre - For Fitness Enthusiasts, Unit Is Walking Distance To Lower Pierce Reservoir Nature Reserve ☆ Call Larry Sng @ 9438XXXX For An Exclusive Viewing
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Total Transactions
1
Average Price
S3.3M
Total Value
S3.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 152 HDB resale transactions (data.gov.sg)
Fair Value
S$1.53M
S$421 psf
Asking Price
S$6.40M
S$3,184 psf
vs Market
+319.5%
vs Last Done
+463.5%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
152 comps
Nearest MRT
Ang Mo Kio
2076m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
152 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$421
Recent Comparable Transactions
10 shown · 152 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +34.2% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +34.2% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▲S$507 +20.4% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +34.2% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +29.9% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +42.0% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +32.3% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$783,000 | ▲S$582 +38.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$745,000 | ▲S$532 +26.4% vs FV | 99yr from 2001 |
Aug 2025 | Blk 506A WELLINGTON CIRCLE Floor 10 TO 12 | 1,399sqft | S$740,000 | ▲S$529 +25.7% vs FV | 99yr from 2001 |
Jul 2025 | Blk 588B MONTREAL DR Floor 04 TO 06 | 1,346sqft | S$710,000 | ▲S$528 +25.4% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+34.2% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+34.2% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
+20.4% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+34.2% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+29.9% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+42.0% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+32.3% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+38.2% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 04 TO 06
+26.4% vs FV
Blk 506A WELLINGTON CIRCLE
Aug 2025 · Floor 10 TO 12
+25.7% vs FV
Blk 588B MONTREAL DR
Jul 2025 · Floor 04 TO 06
+25.4% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $1,525,774.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.