Jalan Chempah, Upper Thomson, Central Region, Singapore
$4,288,888
A rare opportunity to own a beautifully maintained landed home in the highly sought-after Thomson Garden Estate. Sitting on 1,055 sqft of land with approximately 2,500 sqft built-up, this spacious residence offers 4 bedrooms and 3 bathrooms across three functional levels — thoughtfully designed for modern family living. 1st Floor – Spacious & Practical Living - Welcoming front porch (EV-ready) - Huge living area perfect for gatherings - Newly renovated kitchen area (2025) - Study room (ideal as granny room or WFH space) - Store room - Common bathroom 2nd Floor – Private Master Retreat with duo Balconys - Huge outdoor balcony with partially unblocked view - 2nd bedroom (currently converted into a secondary living area) - Spacious master bedroom - Walk-in wardrobe - Attached bathroom - Private second balconies 3rd Floor – Flexible Lifestyle Space - Spacious bedroom - Ideal as hobby room / entertainment suite - Comes with kitchenette - Attached bathroom Location Highlights – Thomson Convenience - Minutes to Upper Thomson MRT Station - Near Sin Ming Plaza for retail & dining - Close to Shunfu Mart - Surrounded by greenery including Thomson Park - Enjoy the vibrant Upper Thomson café and food belt Serious buyers, don’t miss this opportunity. Contact me today to arrange a private viewing and experience the space for yourself.
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.78M
S$711 psf
Asking Price
S$4.29M
S$4,065 psf
vs Market
+141.3%
vs Last Done
+608.2%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$711
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 -19.3% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -19.3% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -26.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -26.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▼S$636 -10.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▼S$570 -19.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -29.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -26.7% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▼S$576 -19.0% 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 -23.5% vs FV | 99yr from 1980 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▼S$561 -21.1% vs FV | 99yr from 1981 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-19.3% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-19.3% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-26.2% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-26.4% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
-10.5% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
-19.8% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-29.0% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-26.7% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-19.0% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-23.5% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
-21.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Ang Mo Kio, estimated at $1,777,744 or $711 per square foot, reflects a compelling market signal indicating an above-market status, with a notable 141.3% difference from the baseline. This premium valuation is underscored by the area's strong demand dynamics and the property's remaining lease of 71 years, which provides a solid foundation for long-term investment stability. The Ang Mo Kio precinct continues to benefit from its strategic location, connectivity, and the overall desirability of the neighborhood, which is consistently sought after by families and young professionals alike.
Furthermore, the high model confidence level, derived from an extensive analysis of 500 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation. The elevated price point not only reflects the robust market sentiment but also indicates a shift in buyer preferences towards well-located properties with substantial leasehold periods. As Singapore's housing market continues to evolve, this valuation serves as a key indicator of the ongoing appeal of HDB properties in mature estates like Ang Mo Kio, further solidifying its position as a coveted residential choice.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.