402 Sin Ming Avenue 570402, Upper Thomson, Central Region, Singapore
$880,000
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: L3008022J
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Automated Valuation based on 9 HDB resale transactions (data.gov.sg)
Fair Value
S$645,331
S$500 psf
Asking Price
S$880,000
S$682 psf
vs Market
+36.4%
vs Last Done
+18.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Marymount
1685m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$603
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$500
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 171 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,367sqft | S$790,000 | ▲S$578 +15.6% vs FV | 99yr from 1982 |
Dec 2025 | Blk 171 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,367sqft | S$790,000 | ▲S$578 +15.6% vs FV | 99yr from 1982 |
Aug 2025 | Blk 171 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,367sqft | S$738,000 | ▲S$540 +8.0% vs FV | 99yr from 1982 |
Jul 2025 | Blk 171 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,367sqft | S$745,000 | ▲S$545 +9.0% vs FV | 99yr from 1982 |
Mar 2025 | Blk 259 ANG MO KIO AVE 2 Floor 25 TO 27 | 1,453sqft | S$960,000 | ▲S$661 +32.2% vs FV | 99yr from 1982 |
Jan 2025 | Blk 259 ANG MO KIO AVE 2 Floor 04 TO 06 | 1,453sqft | S$910,000 | ▲S$626 +25.2% vs FV | 99yr from 1982 |
Dec 2024 | Blk 259 ANG MO KIO AVE 2 Floor 07 TO 09 | 1,453sqft | S$928,000 | ▲S$639 +27.8% vs FV | 99yr from 1982 |
Aug 2024 | Blk 259 ANG MO KIO AVE 2 Floor 19 TO 21 | 1,453sqft | S$960,000 | ▲S$661 +32.2% vs FV | 99yr from 1982 |
Jul 2024 | Blk 171 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,367sqft | S$708,000 | ▲S$518 +3.6% vs FV | 99yr from 1982 |
Jul 2024 | Blk 172 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,507sqft | S$998,888 | ▲S$663 +32.6% vs FV | 99yr from 1986 |
Blk 171 ANG MO KIO AVE 4
Dec 2025 · Floor 07 TO 09
+15.6% vs FV
Blk 171 ANG MO KIO AVE 4
Dec 2025 · Floor 07 TO 09
+15.6% vs FV
Blk 171 ANG MO KIO AVE 4
Aug 2025 · Floor 04 TO 06
+8.0% vs FV
Blk 171 ANG MO KIO AVE 4
Jul 2025 · Floor 01 TO 03
+9.0% vs FV
Blk 259 ANG MO KIO AVE 2
Mar 2025 · Floor 25 TO 27
+32.2% vs FV
Blk 259 ANG MO KIO AVE 2
Jan 2025 · Floor 04 TO 06
+25.2% vs FV
Blk 259 ANG MO KIO AVE 2
Dec 2024 · Floor 07 TO 09
+27.8% vs FV
Blk 259 ANG MO KIO AVE 2
Aug 2024 · Floor 19 TO 21
+32.2% vs FV
Blk 171 ANG MO KIO AVE 4
Jul 2024 · Floor 01 TO 03
+3.6% vs FV
Blk 172 ANG MO KIO AVE 4
Jul 2024 · Floor 10 TO 12
+32.6% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $645,331.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.