442 Sin Ming Avenue 570442, Upper Thomson, Central Region, Singapore
$980,000
*CHEAP* *CHEAP* *CHEAP* ***EXCLUSIVE VIEWING*** - Viewing Anytime, Keys On Hand - No Extension Needed - Point Block - No West Sun - Unblocked View - Can Have 4 Physical Rooms Call/Whatsapp/SMS Ian Teo 9386XXXX *NOT* Ethnic quota restriction Air-Conditioning Intercom Balcony Park View Greenery View Cooker Hob/Hood Penthouse Corner Unit Renovated High Floor Water Heater Bathtub Maidsroom Bombshelter Original Condition City View Outdoor Patio Colonial Building Private Garden Garage Private Pool Ground Floor Roof Terrace Hairdryer Sea View Jacuzzi Swimming Pool View Lake View Terrace Low Floor Walk-in-wardrobe Move in Condition Greenery Barbeque Area Clubhouse Fitness corner Fun pool Jogging track Lap pool Multi-purpose hall Playground Putting Green Swimming pool Sauna Reflexology Path Tennis courts Wading pool School Schools Good school Good schools Expressway City View Windy Pool view Childcare High capital appreciation High capital gain Money Investment Property Investment PIE ECP AYE KPE BKE TPE KJE ang mo kio bedok bishan bukit batok bukit merah bukit timah bukit panjang central area choa chu kang clementi geylang hougang jurong kallang whampoa marine parade pasir ris punggol queenstown sembawang sengkang serangoon tampines tengah toa payoh woolands yishun compassvale rivervale
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
41
Average Price
S1.7M
Total Value
S68.9M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$853,982
S$645 psf
Asking Price
S$980,000
S$741 psf
vs Market
+14.8%
vs Last Done
+39.3%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
1365m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$741
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$645
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 306 ANG MO KIO AVE 1 Floor 01 TO 03 | 1,324sqft | S$705,000 | ▼S$532 -17.5% vs FV | 99yr from 1977 |
Apr 2026 | Blk 306 ANG MO KIO AVE 1 Floor 01 TO 03 | 1,324sqft | S$705,000 | ▼S$532 -17.5% vs FV | 99yr from 1977 |
Apr 2026 | Blk 310A ANG MO KIO AVE 1 Floor 19 TO 21 | 1,281sqft | S$1,260,000 | ▲S$984 +52.6% vs FV | 99yr from 2012 |
Apr 2026 | Blk 402 ANG MO KIO AVE 10 Floor 04 TO 06 | 1,281sqft | S$710,000 | ▼S$554 -14.1% vs FV | 99yr from 1979 |
Apr 2026 | Blk 311 ANG MO KIO AVE 3 Floor 04 TO 06 | 1,324sqft | S$800,000 | ▼S$604 -6.4% vs FV | 99yr from 1978 |
Apr 2026 | Blk 501 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,302sqft | S$745,000 | ▼S$572 -11.3% vs FV | 99yr from 1981 |
Apr 2026 | Blk 521 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,270sqft | S$785,000 | ▼S$618 -4.2% vs FV | 99yr from 1980 |
Apr 2026 | Blk 228B ANG MO KIO ST 23 Floor 16 TO 18 | 1,216sqft | S$1,320,000 | ▲S$1,085 +68.2% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 19 TO 21 | 1,216sqft | S$1,300,000 | ▲S$1,069 +65.7% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228B ANG MO KIO ST 23 Floor 10 TO 12 | 1,216sqft | S$1,160,888 | ▲S$954 +47.9% vs FV | 99yr from 2021 |
Apr 2026 | Blk 228A ANG MO KIO ST 23 Floor 13 TO 15 | 1,216sqft | S$1,160,000 | ▲S$954 +47.9% vs FV | 99yr from 2021 |
Blk 306 ANG MO KIO AVE 1
Apr 2026 · Floor 01 TO 03
-17.5% vs FV
Blk 306 ANG MO KIO AVE 1
Apr 2026 · Floor 01 TO 03
-17.5% vs FV
Blk 310A ANG MO KIO AVE 1
Apr 2026 · Floor 19 TO 21
+52.6% vs FV
Blk 402 ANG MO KIO AVE 10
Apr 2026 · Floor 04 TO 06
-14.1% vs FV
Blk 311 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
-6.4% vs FV
Blk 501 ANG MO KIO AVE 5
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 521 ANG MO KIO AVE 5
Apr 2026 · Floor 07 TO 09
-4.2% vs FV
Blk 228B ANG MO KIO ST 23
Apr 2026 · Floor 16 TO 18
+68.2% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 19 TO 21
+65.7% vs FV
Blk 228B ANG MO KIO ST 23
Apr 2026 · Floor 10 TO 12
+47.9% vs FV
Blk 228A ANG MO KIO ST 23
Apr 2026 · Floor 13 TO 15
+47.9% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB in Ang Mo Kio, with a remaining lease of 61 years, presents a compelling opportunity for prospective buyers, given its estimated value of $853,982, translating to approximately $645 per square foot (PSF). This valuation is notably above the market baseline, reflecting a significant premium of 14.8%. Such a differential indicates strong demand dynamics within the local property market, suggesting that particular factors are driving higher valuations in this area.
Our analysis, grounded in data from 500 recent HDB resale transactions in the vicinity, underscores a high level of model confidence in this valuation. The Ang Mo Kio precinct continues to be a sought-after locale due to its excellent connectivity and robust community amenities, which are pivotal in sustaining property values. Furthermore, with a remaining lease of 61 years, this property offers a balanced prospect of longevity and investment potential, making it an attractive proposition in a competitive market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.