Jalan Lembah Thomson, Upper Thomson, Central Region, Singapore
$8,800 /month














Unit Located in a quiet and attractive part of the exclusive Thomson area. Level 1: Spacious dining and living area make it a perfect family home. 1 Bedroom fitted with study table suitable for single, Hepler room , store room and common bath/wc. Level 2: spacious Master Bedroom fitted with walk in closet and attached Bath/WC , 2 fully furnished Bedrooms and 1 common Bath/Wc. It is accessible through the nearest train stations, Upper Thomson MRT (TE8) which is just 300m away. Primary school within 1km: Ai Tong School and within 2km are: Catholic High School Marymount Convent School CHIJ Primary (Toa Payoh) Supermarkets and Shopping malls within 1 km: NTUC Fairprice CO-Operative LTD Sheng Siong supermarket PTE LTD Thomson Plaza Besides it is about 10mins drive to AMK Hub Parks within 1km: Soo Chow Walk Playground Thomson Park Taman Permata Park Thomson Park Estate interim Park Jalan Pintau Playground Open house every Sunday 2pm to 4pm, appointment with Kim Low @9060 XXXX or Lydia LOW @ 9030 XXXX
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Total Transactions
15
Average Price
S5.9M
Total Value
S88.4M
Calculating fair value from URA transaction data…
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Estimated sale value based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$1.95M
S$718 psf
Asking Price
S$8,800
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
763m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$671
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$718
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -21.2% vs FV | 99yr from 1980 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -21.2% vs FV | 99yr from 1980 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.8% vs FV | 99yr from 1979 |
Aug 2024 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,755sqft | S$1,238,888 | ▼S$706 -1.7% vs FV | 99yr from 1979 |
Aug 2024 | Blk 422 ANG MO KIO AVE 3 Floor 13 TO 15 | 1,873sqft | S$1,320,000 | ▼S$705 -1.8% vs FV | 99yr from 1979 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.8% 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 +7.8% 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 +7.9% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.8% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -4.6% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▼S$702 -2.2% vs FV | 99yr from 1996 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-21.2% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-21.2% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-11.8% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
-1.7% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
-1.8% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.8% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.8% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-4.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-2.2% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive property in Ang Mo Kio stands at an estimated value of $1,950,973, translating to $718 per square foot (PSF). With a remaining lease of 75 years, this property is poised to attract a significant interest from both homeowners and investors alike. The valuation reflects a market price that shows a 0% difference from the baseline, indicating a stable market condition and reinforcing the resilience of the HDB segment within this sought-after precinct.
The high model confidence rating, based on an analysis of 29 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. Ang Mo Kio, known for its strategic location and comprehensive amenities, continues to be a desirable locale for families and individuals seeking long-term residence. The strong demand for HDB properties, coupled with the remaining lease of 75 years, positions this executive unit as a premium choice in the market, aligning well with the ongoing trends of urban living and community-centric developments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.