Home Buy Landed Terrace 2RM D20 - Ang Mo Kio / Bishan / Thomson2 Bed Terraced House (Landed) for Sale in Thomson Garden Estate

2 Bed Terraced House (Landed) for Sale in Thomson Garden Estate

Sin Ming Road, Upper Thomson, Central Region, Singapore

$3,500,000

Check loan eligibility est. S$ 12,532 / mo

Added 4 months ago

Terraced HouseFor sale

Beds: 2Baths: 2Area: 1500 sqft

Above Market· 225.4% above market

+1View all

Nearest MRT Station

Bishan

North-South Line NS17

walk•

Property Details

Property IDnCbAWxNMT64g5Wd88Li8Dw

PriceS$3,500,000

Property TypeTerraced House

StatusFor sale

Beds2

Baths2

Built Area1500 sqft

PSF

S$3,673

Year Built1998

Furnished StatusUnknown

Description

Location

Sin Ming Road, Upper Thomson, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S2.5M

Total Value

S2.5M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 15 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)

Fair Value

S$1.08M

S$717 psf

Asking Price

S$3.50M

S$3,673 psf

vs Market

+225.4%

Above Market

vs Last Done

+374.5%

Above Market

Tenure

71 yrs

99-year Leasehold · Balance remaining

Confidence

Medium

15 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Marymount

543m away · +2% premium

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

15 comparable transactions

S$693

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×1.014

MRT Proximity

Within 500m / 1km

+2%

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$717

Recent Comparable Transactions

10 shown · 15 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneMar 2026	Blk 104A ANG MO KIO ST 11 Floor 01 TO 03	1,582sqft	S$1,225,000	▲S$774 +7.9% vs FV	99yr from 1996
Mar 2026	Blk 104A ANG MO KIO ST 11 Floor 01 TO 03	1,582sqft	S$1,225,000	▲S$774 +7.9% 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 +8.1% 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 -4.5% 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 -2.1% vs FV	99yr from 1996
Apr 2025	Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06	1,604sqft	S$1,080,000	▼S$673 -6.1% vs FV	99yr from 1996
Mar 2025	Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03	1,604sqft	S$930,000	▼S$580 -19.1% vs FV	99yr from 1996
Feb 2025	Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03	1,679sqft	S$1,135,000	▼S$676 -5.7% vs FV	99yr from 1996
Jan 2025	Blk 616 ANG MO KIO AVE 4 Floor 07 TO 09	1,604sqft	S$1,100,000	▼S$686 -4.3% vs FV	99yr from 1996
Jan 2025	Blk 614 ANG MO KIO AVE 4 Floor 10 TO 12	1,604sqft	S$1,050,000	▼S$655 -8.6% vs FV	99yr from 1996
Oct 2024	Blk 104A ANG MO KIO ST 11 Floor 07 TO 09	1,572sqft	S$1,200,000	▲S$764 +6.6% vs FV	99yr from 1996

Last Done

Blk 104A ANG MO KIO ST 11

Mar 2026 · Floor 01 TO 03

▲S$774 psf

+7.9% vs FV

1,582 sqftS$1,225,00099yr from 1996

Blk 104A ANG MO KIO ST 11

Mar 2026 · Floor 01 TO 03

▲S$774 psf

+7.9% vs FV

1,582 sqftS$1,225,00099yr from 1996

Blk 104A ANG MO KIO ST 11

Jan 2026 · Floor 01 TO 03

▲S$775 psf

+8.1% vs FV

1,550 sqftS$1,201,88899yr from 1996

Blk 613 ANG MO KIO AVE 4

Sep 2025 · Floor 07 TO 09

▼S$685 psf

-4.5% vs FV

1,647 sqftS$1,128,00099yr from 1996

Blk 613 ANG MO KIO AVE 4

Sep 2025 · Floor 01 TO 03

▼S$702 psf

-2.1% vs FV

1,679 sqftS$1,178,00099yr from 1996

Blk 613 ANG MO KIO AVE 4

Apr 2025 · Floor 04 TO 06

▼S$673 psf

-6.1% vs FV

1,604 sqftS$1,080,00099yr from 1996

Blk 613 ANG MO KIO AVE 4

Mar 2025 · Floor 01 TO 03

▼S$580 psf

-19.1% vs FV

1,604 sqftS$930,00099yr from 1996

Blk 613 ANG MO KIO AVE 4

Feb 2025 · Floor 01 TO 03

▼S$676 psf

-5.7% vs FV

1,679 sqftS$1,135,00099yr from 1996

Blk 616 ANG MO KIO AVE 4

Jan 2025 · Floor 07 TO 09

▼S$686 psf

-4.3% vs FV

1,604 sqftS$1,100,00099yr from 1996

Blk 614 ANG MO KIO AVE 4

Jan 2025 · Floor 10 TO 12

▼S$655 psf

-8.6% vs FV

1,604 sqftS$1,050,00099yr from 1996

Blk 104A ANG MO KIO ST 11

Oct 2024 · Floor 07 TO 09

▲S$764 psf

+6.6% vs FV

1,572 sqftS$1,200,00099yr from 1996

Below Fair Value

Above Fair Value

FV: S$717 psf

HELIOS AI Analysis

The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $1,075,516, translating to a price per square foot (PSF) of $717. This valuation is notably positioned above the market average, reflecting a substantial 225.4% difference from the baseline established through comparative analysis of 15 recent HDB resale transactions in the vicinity. Such a premium valuation indicates robust demand for HDB properties in this desirable locality, which is known for its excellent connectivity and amenities.

With a medium level of model confidence, this valuation also prompts a deeper examination of the underlying market dynamics influencing property prices in Ang Mo Kio. The significant above-market valuation can be attributed to several factors, including the property's strategic location, the quality of living offered in the precinct, and the limited availability of HDB Executives with a remaining lease of over 70 years. Buyers are increasingly willing to invest in properties that promise longevity and a vibrant community, thereby driving up the perceived value of such units.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Tan Michelle

+65 9488 xxxx

Get a Free Home Valuation

Find out your property value today

Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.

Similar Properties

Date

Block / Street

Area

Price

PSF

Tenure

Last DoneMar 2026

Blk 104A ANG MO KIO ST 11

Floor 01 TO 03

1,582sqft

S$1,225,000

▲S$774

+7.9% vs FV

99yr from 1996

Mar 2026

Blk 104A ANG MO KIO ST 11

Floor 01 TO 03

1,582sqft

S$1,225,000

▲S$774

+7.9% 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

+8.1% 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

-4.5% 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

-2.1% vs FV

99yr from 1996

Apr 2025

Blk 613 ANG MO KIO AVE 4

Floor 04 TO 06

1,604sqft

S$1,080,000

▼S$673

-6.1% vs FV

99yr from 1996

Mar 2025

Blk 613 ANG MO KIO AVE 4

Floor 01 TO 03

1,604sqft

S$930,000

▼S$580

-19.1% vs FV

99yr from 1996

Feb 2025

Blk 613 ANG MO KIO AVE 4

Floor 01 TO 03

1,679sqft

S$1,135,000

▼S$676

-5.7% vs FV

99yr from 1996

Jan 2025

Blk 616 ANG MO KIO AVE 4

Floor 07 TO 09

1,604sqft

S$1,100,000

▼S$686

-4.3% vs FV

99yr from 1996

Jan 2025

Blk 614 ANG MO KIO AVE 4

Floor 10 TO 12

1,604sqft

S$1,050,000

▼S$655

-8.6% vs FV

99yr from 1996

Oct 2024

Blk 104A ANG MO KIO ST 11

Floor 07 TO 09

1,572sqft

S$1,200,000

▲S$764

+6.6% vs FV

99yr from 1996

2 Bed Terraced House (Landed) for Sale in Thomson Garden Estate

IMAGES GALLERY

Nearest MRT Station

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Tan Michelle

Similar Properties

Home Report · AVM Fair Value