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
Automated Valuation based on 1129 URA transactions
Fair Value
S$6.68M
S$1,256 psf
Asking Price
S$4.15M
S$781 psf
vs Market
-37.9%
vs Last Done
-49.0%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
1129 comps
Nearest MRT
Marymount
2130m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1129 comparable transactions
S$1,788
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,256
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | ONTARIO AVENUE | 2,497 | S$3,820,000 | S$1,530 | 01-05 | Freehold |
| 2025-08 | ONTARIO AVENUE | 2,497 | S$3,820,000 | S$1,530 | 01-05 | Freehold |
| 2025-08 | CAPRICORN DRIVE | 2,908 | S$6,080,000 | S$2,090 | - | Freehold |
| 2025-08 | SIN MING WALK | 1,399 | S$2,391,000 | S$1,709 | 16-20 | 99 yrs lease commencing from 2010 |
| 2025-08 | LORONG PUNTONG | 463 | S$875,000 | S$1,890 | 06-10 | 99 yrs lease commencing from 2015 |
| 2025-08 | BRIGHT HILL DRIVE | 495 | S$900,000 | S$1,818 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | BRIGHT HILL DRIVE | 732 | S$1,550,000 | S$2,118 | 11-15 | 99 yrs lease commencing from 2012 |
| 2025-08 | BRIGHT HILL DRIVE | 732 | S$1,488,000 | S$2,033 | 01-05 | 99 yrs lease commencing from 2012 |
| 2025-08 | BRIGHT HILL DRIVE | 1,044 | S$2,200,000 | S$2,107 | 01-05 | 99 yrs lease commencing from 2012 |
| 2025-08 | BRIGHT HILL DRIVE | 732 | S$1,490,000 | S$2,036 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | SIN MING WALK | 1,227 | S$2,250,000 | S$1,834 | 06-10 | 99 yrs lease commencing from 1997 |
Showing 10 most recent transactions from 1129 total comparables used in valuation.
HELIOS AI Analysis
Based on 1129 URA transactions (0 outliers removed), adjusted for: Tenure decay (29.8% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3002382K