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






There is always many factors to consider when buying your dream house. We understand your concerns and needs ...I am sure we will be able to help u find your dream home 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 : 918 sqft - Build : 3000 sqft - Facing : 0 - Rooms : 4 + 0 + 0 - Bath : 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 kilometre. Daily amenities are easily accessible, with Thomson Plaza, Shunfu Market, and Sheng Siong Supermarket all nearby. - This is a rare opportunity to own a well-located, thoughtfully designed terrace home in one of Singapore’s most desirable residential areas. - 0
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Total Transactions
1
Average Price
S2.4M
Total Value
S2.4M
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$2.14M
S$713 psf
Asking Price
S$4.30M
S$4,684 psf
vs Market
+101.1%
vs Last Done
+727.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
720m 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 unit in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $2,138,657 or $713 PSF. This valuation reflects a market signal that is notably above the baseline, registering a remarkable 101.1% difference. Such a premium suggests a robust demand for high-quality executive flats in this sought-after district, driven by factors such as proximity to amenities, transportation links, and the overall desirability of the Ang Mo Kio precinct.
With a model confidence rating classified as High, this valuation is substantiated by a comprehensive analysis of 32 recent HDB resale transactions in the immediate vicinity. The strong performance of this property type indicates a vibrant market where buyers are willing to invest significantly above the baseline, further emphasizing the potential for appreciation in value over time. The enduring lease of 75 years adds a layer of security for prospective buyers, reinforcing the attractiveness of this investment in a stable and growing residential market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.