Jalan Ikan Merah, Upper Thomson, Central Region, Singapore
$4,980,000























RARE OPPORTUNITY! FREEHOLD Spacious Double-Storey Inter-Terrace in Prime Location Property Highlights: • Tenure: Freehold • Spacious, double-storey layout with a wide frontage Of 7.3m • Renovated , move-in condition • Car parking permitted • Convenient Location Within 2 km of major amenities: MRT Stations: • Upper Thomson MRT (TE8, Thomson-East Coast Line) - 0.26 km • Marymount MRT (CC16) - 0.83 km • Bright Hill MRT (TE7, CR13) - 0.90 km • Mayflower MRT (TE6) - 1.89 km Bus Stops: • Blk 23 (Bus 130) - 0.15 km • Bef Jln Todak (Buses: 132, 162, 162M, 163, 165, 166, 167, 980, 855, 410W, 52) - 0.20 km • Nearby Amenities: Groceries: • Sheng Siong Supermarket (Thomson Imperial Court) - 0.40 km • NTUC Fairprice (Thomson Plaza) - 0.46 km Schools: • Ai Tong School - 0.64 km • Catholic High School - 1.09 km • Peirce Secondary School - 1.34 km • Raffles Institution - 1.61 km • Marymount Convent School - 1.75 km Recreation: • Asian Golf Academy - 0.92 km • MRT Sports & Recreation Club - 1.66 km • Bishan Stadium - 1.73 km • Singapore Island Country Club - 1.78 km • Island Golf Course - 1.92 km • MacRitchie Reservoir - 1.94 km Property Description Level 1 Living/Dining, Kitchen, Granny's room, Maid's Room, Store room, Storage under stairs Level 2 1 Master , 2 Common bedrooms, 1 Bathroom, Landing Area This freehold inter-terrace home combines space, style, and convenience in a sought-after area with easy access to top amenities, schools, and recreational options, offering an ideal setting for families.
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Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$1.63M
S$713 psf
Asking Price
S$4.98M
S$2,172 psf
vs Market
+204.7%
vs Last Done
+283.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
831m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 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 · 32 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 -20.6% 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 -20.6% 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 -11.2% 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 -1.0% 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 -1.1% 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 -1.1% 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 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.2% 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 -3.9% 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 -1.5% vs FV | 99yr from 1996 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.6% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-11.2% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
-1.0% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
-1.1% 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 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-3.9% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-1.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Ang Mo Kio, with a remaining lease of 75 years, is positioned at an estimated value of $1,634,647, translating to a robust $713 per square foot (PSF). This valuation is indicative of a property that commands a premium in a competitive market, reflecting a significant 204.7% variance above the baseline valuation. Such a substantial discrepancy suggests that the property not only benefits from its strategic location within a mature estate but also from increasing buyer demand driven by the area's appealing amenities and connectivity.
Furthermore, the model confidence level is rated as high, supported by an analysis of 32 recent HDB resale transactions within the vicinity. This data underscores the prevailing trends in the Ang Mo Kio market, where properties are witnessing upward pressure on prices due to limited supply and sustained interest from both local and foreign buyers. The remaining lease of 75 years enhances the property’s attractiveness, providing prospective buyers with a sense of security and longevity in their investment. As the market dynamics continue to evolve, this HDB Executive stands out as a prime opportunity for discerning investors seeking to capitalize on the resilient Singaporean real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.