Jalan Ikan Merah, Upper Thomson, Central Region, Singapore
$7,180,000
Presenting to you by LANDED7772 ! Renowned Developer Sale (BUC) Estimated TOP end 2027 Located within the Thomson Park landed enclave 2.5 Storey + Mezzanine Modern rebuild with Lift + Pool - Land size Approx :1600 sqft - Built-up area: Approx 4200sqft - Freehold - 5 Ensuite Bedrooms + Helper’s Room - Wet & Dry Kitchen - Wide 2-Car Porch - Walk to MRT Thomson Line - Easy access to amenities & major transport routes. Asking : $7.18m ( starting from ) Contact WeeThong@9328XXXX for more information and a viewing :) All buying/selling enquires are most welcome. Looking for something similar? I have many more listings that might not be listed here for owner's privacy. Do share with me a WhatApp message anytime with your needs and requirements and I will source the desired home that works for you. As well as help you arrange for viewings :) Landed7772.com - Your Compass For Landed Properties Connect with us: Facebook: https://facebook.com/LDA7772 IG: https://instagram.com/lda7772 Youtube: https://youtube.com/@landed7772 Tiktok: https://tiktok.com/@landed7772 #LandedDynamicAlliance #Landed7772 #LDA7772 #JoinUs #DynamicAllianceGroup #AAG_DAG #AAG #OTT #Worklifebalance #PowerOfLeveraging
Loading map...
Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 64 HDB resale transactions (data.gov.sg)
Fair Value
S$2.99M
S$713 psf
Asking Price
S$7.18M
S$4,482 psf
vs Market
+139.8%
vs Last Done
+549.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
64 comps
Nearest MRT
Marymount
844m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
64 comparable transactions
S$666
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$713
Recent Comparable Transactions
10 shown · 64 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -3.2% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -3.2% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -3.2% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▼S$529 -25.8% vs FV | 99yr from 1981 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▼S$529 -25.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.1% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +8.6% vs FV | 99yr from 1996 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.1% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +8.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +8.7% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +8.7% vs FV | 99yr from 1996 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-25.8% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-25.8% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Ang Mo Kio reflects a robust market sentiment, with an estimated value of $2,994,120 or $713 PSF. This valuation is notably above market expectations, indicating a significant 139.8% difference from the baseline value derived from comparable properties. Such a premium valuation underscores the strong demand for HDB properties in this well-established and highly sought-after residential enclave.
With a remaining lease of 75 years, the property enjoys a favorable tenure that appeals to both owner-occupiers and investors alike. The high model confidence, bolstered by data from 64 recent HDB resale transactions in the vicinity, highlights a sustained interest in the Ang Mo Kio area, characterized by its strategic location and comprehensive amenities. As market dynamics continue to evolve, this premium valuation serves as a testament to the resilience and desirability of HDB properties, making them a sound investment choice in the current landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.