Old Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$4,480,000
Loading map...
Total Transactions
18
Average Price
S2.5M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 644 URA transactions · 13 outliers removed (IQR)
Fair Value
S$8.20M
S$1,578 psf
Asking Price
S$4.48M
S$2,005 psf
vs Market
-45.4%
Confidence
High
644 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
644 comparable transactions
S$1,578
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,578
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.