Bright Hill Crescent, Upper Thomson, Central Region, Singapore
$7,000,000





















Freehold, huge corner terrace, hard to come by! Land 4,417 sqft | Built-up ~3000 sqft Wide frontage almost 15m Front porch easily parks 2 cars Ample street parking outside house Quiet street at cul-de-sac, not main road Enjoy tranquil living yet accessible by stroll to amenities - Kebun Bahru CC, Mayflower wet market & food centre, Mayflower MRT – best of both worlds! Newly renovated kitchen, bedrooms and bathrooms! Basement: - 1 huge room (can be used as entertainment room, study or bedroom) - 1 common bath - Big backyard Level 1: - Living room - Dining room (split level) - Kitchen - Helper room - 1 common bath Level 2: - 1 study room en-suite - 1 common room with attached balcony - 2 common rooms - 1 common bath All rooms are spacious, each more than fits a king bed with ample remaining space to move around Good balance of interior liveable space and exterior porch, garden & backyard space Renovate to your desire and move-in OR add extra space with A&A; rebuild if you want to build your dream house. Lots of flexibility to explore its potential. Ready builder, ID contact available for consultation Within 1km to CHIJ St Nicholas' Girls' & Ang Mo Kio Primary Discover your dream house and take action today! Contact Belle @ 9225.4999 for an on-site tour Very motivated seller. All enquiries and co-broke are welcome! For other enquiries, connect with me: ws: https://www.belletanproperty.com yt: https://www.youtube.com/@belletanproperty fb: https://www.facebook.com/belletanproperty
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Total Transactions
3
Average Price
S4.4M
Total Value
S13.2M
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$2.11M
S$704 psf
Asking Price
S$7.00M
S$2,334 psf
vs Market
+231.3%
vs Last Done
+312.4%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
1102m 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 DoneAug 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 |
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 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -10.1% 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 +0.3% 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 +0.1% 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 +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 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 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 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-10.1% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+0.3% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+0.1% 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 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-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
HELIOS AI Analysis
The HDB Executive unit located in the highly sought-after Ang Mo Kio area is currently valued at approximately $2,112,723, translating to a robust $704 PSF. This valuation reflects a significant premium, with an astonishing 231.3% increase above the baseline market price. Such a discrepancy signals a strong demand for HDB properties in this locale, driven by factors including the area's strategic location, accessibility to amenities, and the enduring appeal of the Ang Mo Kio neighborhood.
With a remaining lease of 80 years, this property stands as a compelling investment opportunity, particularly for buyers looking for long-term residential stability. The model confidence in this valuation is classified as high, bolstered by an analysis of 29 recent HDB resale transactions in the vicinity, which provide a solid foundation for this assessment. The data indicates that the market dynamics favor sellers, suggesting that potential buyers may need to act decisively to secure a property in this vibrant district, where the combination of remaining lease and premium pricing reflects the strong underlying demand for quality HDB housing.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.