Lorong Puntong, Upper Thomson, Central Region, Singapore
$7,888 /month
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Total Transactions
93
Average Price
S1.3M
Total Value
S122.8M
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$1.60M
S$604 psf
Asking Price
S$7,888
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
1681m away
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)
×0.900
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$604
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 -6.3% 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 -6.3% 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 +4.8% 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 +16.9% 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 +16.7% 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 +16.7% 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 +28.1% 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 +28.3% 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 +4.8% 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 +13.4% 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 +16.2% vs FV | 99yr from 1996 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-6.3% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-6.3% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+4.8% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+16.9% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+16.7% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+16.7% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+28.1% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+28.3% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+4.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+13.4% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+16.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the esteemed Ang Mo Kio district reflects a robust market sentiment, with an estimated value of $1,599,633 or $604 PSF. This evaluation is anchored by a thorough analysis of 29 recent HDB resale transactions in the vicinity, providing a solid basis for our assessment. The property boasts a remaining lease of 63 years, which positions it favorably within the market, appealing to both families and investors looking for long-term value retention.
The market signal indicates a stable price point, with no deviation from the baseline, signaling a balanced demand-supply dynamic in the area. This equilibrium suggests a healthy market environment, where buyers are willing to meet the asking price, reflecting confidence in the locale’s growth potential and amenities. With a model confidence rating of High, stakeholders can be assured of the reliability of this valuation, underscoring the appealing characteristics of this Executive HDB unit amidst the broader market trends in Ang Mo Kio.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.