Florida Road, Upper Thomson, Central Region, Singapore
$14,999 /month
--------------------------------------------------------------- CORNER UNIT + 6800 SQFT + 6 BEDROOM --------------------------------------------------------------- • AVAILABLE NOW • LEASE TERM: 2 YEARS • LOCATED IN PRESTIGIOUS LANDED ENCLAVE OF WINDSOR • GENEROUSLY SIZED ROOMS, OPEN LIVING AREA, AND EXPANSIVE OUTDOOR AREA • IDEAL FOR FAMILY LOOKING FOR PRIVACY AND LUXURY • WALKING DISTANCE TO THOMSON PLAZA, Nearby Amenities (Within 2 km) MRT Stations • Upper Thomson MRT – 1.2 km • Bright Hill MRT – 1.3 km • Marymount MRT – 1.8 km Supermarket & Shopping Malls • Thomson Plaza – 770 m • First Mart – 1.1 km • World Coffee Mart – 1.1 km Primary & Secondary Schools • Mayflower Secondary School – 350 m • Ai Tong School – 880 m • Peirce Secondary School – 1.75 km Kindergarten / Preschool • P&J Kindergarten (Montessori) – 250 m • Star learner – 1.1 km * FOR VIEWING PLEASE CALL TIMOTHY AT 8809 XXXX ! * KEYS ON HAND --------------------- WHY WORK WITH TIMOTHY TAN : Extensive Experience: - Over 700 commercial and residential transactions handled, ranging from 2-room HDB flats to Good Class Bungalows. Client-Centric Approach: - Understands that every client comes from a different walk of life, approaching each case with clarity, empathy, and sound reasoning. Data-Driven Strategy: - Leverages the latest proptech tools to provide clear analysis of numbers, timelines, and strategies, enabling confident and informed decision-making. Industry Recognition: - Recognised by The Straits Times in 2021 as one of the Top 10 Most Notable Agents Under 40. Portfolio Management Expertise: - Continues to advise and manage diverse property portfolios across Singapore. His objective is simple: to help families become more financially secure in an ever-changing Singapore property market. There are five key reasons why Singapore’s property market continues to remain resilient — Would you like to know why?
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Total Transactions
18
Average Price
S4.0M
Total Value
S72.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$4.81M
S$704 psf
Asking Price
S$14,999
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Marymount
1753m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$671
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +0.1% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +0.1% vs FV | 99yr from 1980 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -2.7% 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 -0.3% vs FV | 99yr from 1996 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +5.3% vs FV | 99yr from 1980 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -4.4% 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 -17.6% 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 -4.0% 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 -2.6% 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 -7.0% vs FV | 99yr from 1996 |
Sep 2024 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,090,000 | ▼S$689 -2.1% vs FV | 99yr from 1996 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.3% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+5.3% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-4.4% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-17.6% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-2.6% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-7.0% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2024 · Floor 07 TO 09
-2.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $4,809,966, translating to $704 per square foot (PSF). This valuation reflects a market price that is in alignment with the baseline, indicating a stable demand for HDB properties in this sought-after locality. The high model confidence, supported by 29 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation and signals a resilient market sentiment in the Ang Mo Kio area.
Ang Mo Kio has long been recognized for its strategic location and robust community amenities, attracting a diverse demographic of residents. The 75-year remaining lease of this property offers a significant advantage, as it provides ample time for appreciation while catering to the needs of both homebuyers and investors. The stability in market pricing, coupled with the strong transaction activity in the area, suggests a positive trajectory for HDB properties, particularly those that exhibit such favorable lease terms. This environment positions the property as a premium investment opportunity in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.