Sin Ming Street, Upper Thomson, Central Region, Singapore
$4,300,000




No image
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Charming 3+attic Storey Terrace @ Jalan Pintau Jalan Hari Raya Jalan Isnin Jalan Minggu - Tenure: FH - Land: 918sqft - Built: 3000sqft - Rooms: 4 - Bathrooms: 3 Features : -This charming 3.5-storey terrace home is located in the highly sought-after District 20, offering a delightful blend of comfort, space, and convenience. The property features a spacious layout with good sized rooms, making it ideal for young families. Solar panels have been installed, providing an eco-friendly and energy-efficient solution for modern living. Kitchen newly renovated. -The home enjoys excellent connectivity, situated just a short walk from both Upper Thomson MRT and Marymount MRT stations. - Families will appreciate its proximity to reputable schools, with Ai Tong School and Catholic High School both located within 1 km. Daily amenities are easily accessible, with Thomson Plaza, Shunfu Market, and Sheng Siong Supermarket all nearby.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
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$2.15M
S$718 psf
Asking Price
S$4.30M
S$4,684 psf
vs Market
+99.5%
vs Last Done
+727.6%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
717m 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 valuation of the HDB Executive in Ang Mo Kio, with an estimated value of $2,154,977 (or $718 PSF), reflects a significant premium within the current market context. This property boasts an impressive remaining lease of 100 years, positioning it favorably for long-term ownership and investment potential. The valuation is notably above the market average, showing a remarkable 99.5% difference from the baseline, indicating heightened demand and desirability in this established residential enclave.
Our analysis is backed by a robust dataset of 29 recent HDB resale transactions within the vicinity, which reinforces the model's high confidence level. The Ang Mo Kio area is characterized by its strategic location, proximity to amenities, and family-friendly environment, all contributing factors to the strong market signal. As such, this HDB Executive unit not only reflects current market dynamics but also embodies a sound investment opportunity for discerning buyers looking to capitalize on the enduring appeal of HDB properties in prime locations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.