Windsor Park Road, Upper Thomson, Central Region, Singapore
$11,000,000






A rare freehold landed plot along Toronto Road, nestled in a serene and established neighbourhood. This unique site offers an exceptional opportunity to build a signature landed home that stands apart from the rest. With a broad 43.9m road frontage, the land allows for creative architectural design — perfect for those seeking a distinctive residence that maximises space, light, and privacy. The tapered end provides an ideal setting for a tranquil garden or pool zone, ensuring both character and functionality. Buyers can take comfort that the asking price is well aligned with current bank indicative values, reflecting genuine market value for a freehold plot in this coveted enclave. Enjoy the charm of Upper Thomson living, just minutes from amenities, top schools, and MRT access — all within one of Singapore’s most desirable landed zones earmarked for continued growth under the latest Master Plan. Freehold landed plot with wide frontage Ideal for bespoke home design Peaceful, well-connected neighbourhood Attractive pricing supported by bank valuation
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Total Transactions
18
Average Price
S4.0M
Total Value
S72.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$2.42M
S$704 psf
Asking Price
S$11.00M
S$3,204 psf
vs Market
+354.9%
vs Last Done
+406.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
1753m 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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -10.1% vs FV | 99yr from 1981 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -10.1% 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 +0.1% 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 +9.9% 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 +10.1% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -2.7% 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 -0.3% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -19.6% 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 -2.0% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▼S$631 -10.4% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▼S$688 -2.3% vs FV | 99yr from 1978 |
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-10.1% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-10.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+9.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+10.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.3% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-2.0% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-10.4% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-2.3% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive property in Ang Mo Kio, estimated at $2,418,364 or $704 PSF, signals a noteworthy trend in the local real estate market. With a remaining lease of 75 years, this property enjoys a significant premium over the baseline valuation, reflecting a 354.9% difference. Such a robust market signal indicates a strong demand for HDB properties in this desirable urban enclave, which is characterized by its strategic location and vibrant community amenities.
Analysis based on 29 recent HDB resale transactions within the vicinity reinforces the high confidence level in this valuation, categorized as High. The substantial interest in this property type can be attributed to factors such as the area's accessibility, proximity to essential services, and a growing demographic of buyers keen on investing in well-located HDB flats. As the market continues to evolve, the resilience of property values in Ang Mo Kio illustrates an enduring appeal, positioning it as a prime target for both homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.