Sin Ming Walk, Upper Thomson, Central Region, Singapore
$4,150,000
A rare 4 bedroom residence in Thomson Grand, ideal for multi-generational families or those seeking generous space with strong rental appeal. Enjoy a prized address with daily conveniences and connectivity at your doorstep. - Property for Sale: Thomson Grand - Price: S$4,150,000 - Bedrooms: 4 bed 5 bath - Tenancy: Japanese expat at $9,800/month until July 2026 Nearby Schools: - Peirce Secondary School (0.20km) - Ai Tong School (0.76km) - Ang Mo Kio Methodist Church Kindergarten (0.76km) - Mayflower Secondary School (0.80km) - PCF Sparkletots @ Teck Ghee Blk 235 (KN) (0.88km) - P&J Montessori Kindergarten (0.98km) MRT/LRT: - Bright Hill (U/C) (0.54km) - Bright Hill (0.55km) Seize this opportunity for space, location, and immediate rental income. For details and a private viewing, contact NG WEI JIE at 9675 XXXX today. 汤申中心地段,尊享生活品质 汤申格兰德 (Thomson Grand) 罕见的四卧住宅,是多代同堂家庭或寻求宽敞空间及高出租价值人士的理想之选。坐拥尊贵地段,生活便利,交通便捷。 - 待售物业:汤申格兰德 - 价格:4,150,000 新元 - 卧室:4 卧 5 卫 - 租客:日本外籍人士,月租 9,800 新元,租期至 2026 年 7 月 附近学校: - 皮尔斯中学 (0.20 公里) - 爱同小学 (0.76 公里) - 宏茂桥卫理公会幼儿园 (0.76 公里) - 美华中学 (0.80 公里) - PCF Sparkletots @ 德义 235 座 (KN) (0.88 公里) - P&J 蒙特梭利幼儿园 (0.98 公里) 地铁/轻轨: - 光明山站(在建)(0.54 公里) - 光明山站 (0.55 公里) 把握良机,拥有宽敞的空间、优越的地理位置和即刻可获得的租金收入。如需了解详情或安排私人参观,请立即致电 9675 XXXX 联系 NG WEI JIE。
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Total Transactions
122
Average Price
S2.2M
Total Value
S266.3M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$3.86M
S$725 psf
Asking Price
S$4.15M
S$781 psf
vs Market
+7.7%
vs Last Done
+36.1%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
2130m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$691
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$725
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -20.8% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -20.8% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -27.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -27.9% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▼S$636 -12.3% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▼S$570 -21.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -30.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -28.1% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▼S$576 -20.6% vs FV | 99yr from 1978 |
Mar 2026 | Blk 610 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,001sqft | S$545,000 | ▼S$544 -25.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▼S$561 -22.6% vs FV | 99yr from 1981 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-20.8% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-20.8% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-27.6% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-27.9% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
-12.3% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
-21.4% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-30.3% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-28.1% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-20.6% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-25.0% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
-22.6% vs FV
HELIOS AI Analysis
The valuation of this HDB 4-room unit in Ang Mo Kio, with a remaining lease of 88 years, stands at an estimated value of $3,855,017, translating to $725 per square foot (PSF). This valuation is noteworthy as it indicates a market signal that is significantly above the baseline, exhibiting a 7.7% premium relative to similar properties in the area. This elevated valuation underscores the desirability of the Ang Mo Kio locale, which is characterized by robust demand driven by its strategic location, accessibility to public transport, and a well-established community infrastructure.
The high model confidence rating associated with this valuation is derived from a comprehensive analysis of 500 recent HDB resale transactions within the vicinity. This extensive data set contributes to a reliable understanding of current market trends and buyer sentiment. The remaining lease term of 88 years further enhances the attractiveness of this property, positioning it favorably among potential buyers who prioritize longevity in their investment. As the HDB market continues to evolve, Ang Mo Kio remains a focal point for discerning investors seeking quality residential assets with promising growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.