407 Sin Ming Avenue 570407, Upper Thomson, Central Region, Singapore
$2,800 /month
The following locations are within radius of this property, with distance shown in kilometers.
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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…


License: L3008022J
Estimated sale value based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$349,153
S$484 psf
Asking Price
S$2,800
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.3%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
467 comps
Nearest MRT
Marymount
1693m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$484
Recent Comparable Transactions
10 shown · 467 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +14.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +14.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +13.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 558 ANG MO KIO AVE 10 Floor 01 TO 03 | 721sqft | S$373,000 | ▲S$517 +6.8% vs FV | 99yr from 1980 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +37.6% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +25.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +5.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +28.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 114 ANG MO KIO AVE 4 Floor 10 TO 12 | 797sqft | S$460,000 | ▲S$578 +19.4% vs FV | 99yr from 1978 |
Feb 2026 | Blk 321 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$475,000 | ▲S$605 +25.0% vs FV | 99yr from 1977 |
Feb 2026 | Blk 333 ANG MO KIO AVE 1 Floor 10 TO 12 | 732sqft | S$420,000 | ▲S$574 +18.6% vs FV | 99yr from 1981 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+14.5% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+14.5% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+13.2% vs FV
Blk 558 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+6.8% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+37.6% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+25.0% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+5.4% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+28.9% vs FV
Blk 114 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+19.4% vs FV
Blk 321 ANG MO KIO AVE 1
Feb 2026 · Floor 04 TO 06
+25.0% vs FV
Blk 333 ANG MO KIO AVE 1
Feb 2026 · Floor 10 TO 12
+18.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, with a remaining lease of 59 years, stands at an estimated value of $349,153, translating to a price per square foot of $484. This valuation reflects a stable market signal, with no discernible deviation from the baseline price, indicating a balanced equilibrium in the local real estate landscape. The high model confidence rating is bolstered by a robust dataset, drawing insights from 467 recent HDB resale transactions in the vicinity, showcasing a comprehensive understanding of current market dynamics.
Ang Mo Kio, a well-established residential estate, continues to exhibit resilience in its property values, particularly in the HDB sector. The remaining lease of 59 years is a critical factor influencing buyer sentiment and pricing strategies, as it aligns with the demographic trends of families seeking long-term habitation. This valuation underscores the significance of lease tenure in shaping market expectations, particularly in a competitive environment where buyers are increasingly discerning about the longevity of their real estate investments. As the market stabilizes, this property serves as a compelling option for prospective buyers seeking both value and longevity in a thriving community.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.