Jalan Ikan Merah, Upper Thomson, Central Region, Singapore
$5,888,888
A RARE and well kept original 2 storey freehold terrace home in the Upper Thomson landed enclave Situated on elevated ground with bright breezy North South orientation and enjoying unblocked greenery views This home offers privacy comfort and long term value Key Features Freehold Prime District 20 Elevated bright and airy 3 to 4 minutes walk to Upper Thomson MRT TE8 Land approximately 2104 sqft Built up approximately 2500 sqft 5 bedrooms 2 bathrooms Rectangular Land without odd corner Well kept suitable for AA or rebuild Convenience and Amenities Walking distance to Thomson Plaza cafes and eateries Near bus services and major roads including Upper Thomson Road Braddell Road and CTE Close to Mount Alvernia Hospital Near Windsor Park nature trails Nearby Schools Ai Tong School (within 1km) Catholic High School A rare freehold landed home offering convenience and strong long term value ⸻————————————————— *Disclaimer: Built up areas are approximate, and are subjected to final survey. Informations on the listing shall not create or constitute and commitment and warranty to the listed property. Pictures are for illustrations only*
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Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 64 HDB resale transactions (data.gov.sg)
Fair Value
S$1.78M
S$713 psf
Asking Price
S$5.89M
S$2,799 psf
vs Market
+230.4%
vs Last Done
+305.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
64 comps
Nearest MRT
Marymount
792m 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
This HDB Executive property in Ang Mo Kio, with a remaining lease of 75 years, represents a compelling investment opportunity in one of Singapore's well-established residential locales. The estimated valuation of $1,782,214, translating to $713 PSF, positions this property significantly above the market baseline, showcasing a remarkable 230.4% premium compared to comparable transactions in the area. Such a substantial disparity emphasizes the desirability of this location, driven by factors including its proximity to essential amenities, reputable schools, and robust public transport links.
With a model confidence rating classified as high, this valuation is supported by an extensive analysis of 64 recent HDB resale transactions in the vicinity, reinforcing the strength of the current market dynamics. The enduring appeal of Ang Mo Kio, coupled with the sizeable remaining lease, underscores the resilience of HDB properties in this district. As the property landscape continues to evolve, this valuation serves as a clear indicator of the robust demand for quality housing in Singapore's prime residential enclaves.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.