441 Sin Ming Avenue 570441, Upper Thomson, Central Region, Singapore
$800,000
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: L3010738A
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$528,011
S$467 psf
Asking Price
S$800,000
S$708 psf
vs Market
+51.5%
vs Last Done
+18.8%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Marymount
1392m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$536
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$467
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 441 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$590,000 | ▲S$596 +27.6% vs FV | 99yr from 1979 |
Apr 2026 | Blk 441 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$590,000 | ▲S$596 +27.6% vs FV | 99yr from 1979 |
Jan 2025 | Blk 441 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$472,000 | ▲S$477 +2.1% vs FV | 99yr from 1979 |
Blk 441 ANG MO KIO AVE 10
Apr 2026 · Floor 04 TO 06
+27.6% vs FV
Blk 441 ANG MO KIO AVE 10
Apr 2026 · Floor 04 TO 06
+27.6% vs FV
Blk 441 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+2.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property in Ang Mo Kio, with a remaining lease of 61 years, presents a compelling case within the current market landscape. Estimated at $528,011, translating to approximately $467 per square foot, this valuation is positioned significantly above the market baseline by 51.5%. This premium pricing reflects a strong demand for properties in the Ang Mo Kio area, known for its strategic location and well-established amenities, despite the underlying low confidence in the valuation model.
It is crucial to note that the model's confidence level is categorized as low, indicating potential volatility influenced by the limited dataset, which includes only two recent HDB resale transactions in the vicinity. Such a disparity between the estimated value and market baseline suggests that while buyer interest remains robust, it may be driven by factors such as community desirability and the limited availability of similar properties. Investors and potential homeowners should approach this valuation with caution, weighing the implications of the remaining lease and market dynamics against their long-term property goals.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.