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…
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Automated Valuation based on 15 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.79M
S$717 psf
Asking Price
S$4.29M
S$4,065 psf
vs Market
+139.3%
vs Last Done
+425.2%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
15 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$693
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$717
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +7.9% vs FV | 99yr from 1996 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +7.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +8.1% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -4.5% 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 -2.1% vs FV | 99yr from 1996 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -6.1% 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 -19.1% 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 -5.7% 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 -4.3% 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 -8.6% vs FV | 99yr from 1996 |
Oct 2024 | Blk 104A ANG MO KIO ST 11 Floor 07 TO 09 | 1,572sqft | S$1,200,000 | ▲S$764 +6.6% vs FV | 99yr from 1996 |
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-4.5% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-2.1% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-6.1% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-19.1% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-4.3% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-8.6% vs FV
Blk 104A ANG MO KIO ST 11
Oct 2024 · Floor 07 TO 09
+6.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in the esteemed Ang Mo Kio district reflects a compelling market signal, positioning itself at an estimated value of $1,792,527 or $717 PSF. This valuation is notably above the market baseline by 139.3%, suggesting that this property is highly sought after, even amidst the prevailing economic climate in Singapore. With a remaining lease of 71 years, the property benefits from substantial tenure, appealing to both end-users and investors seeking long-term stability in one of Singapore's mature housing estates.
The model confidence for this valuation is assessed as medium, based on an analysis of 15 recent HDB resale transactions in the vicinity. This data set provides a reliable benchmark for understanding local market dynamics, which may be influenced by factors such as proximity to amenities, transport links, and the overall desirability of the Ang Mo Kio area. As the demand for HDB properties remains robust, particularly in well-established locales, this executive unit's pricing indicates a premium positioning that aligns with the evolving expectations of homebuyers in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.