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 4-room HDB property in Ang Mo Kio, estimated at $1,777,744 or $711 PSF, reveals a compelling market dynamic that positions this unit significantly above the baseline valuation, with a remarkable 141.3% difference. This premium valuation is indicative of the high demand for properties in this mature estate, which is renowned for its accessibility, amenities, and vibrant community. With a remaining lease of 71 years, the property still holds substantial long-term value, appealing to both investors and owner-occupiers seeking stability in their housing investments.
The model confidence is rated as high, based on a robust analysis of 500 recent HDB resale transactions in the vicinity. Such a strong data foundation lends credibility to the valuation, suggesting that market sentiments are favorably inclined towards properties in this locale. The convergence of factors such as limited new supply, ongoing urban development, and the sustained appeal of Ang Mo Kio further underpin the resilience of HDB values in this area. As a result, this property not only represents a sound investment opportunity but also reflects the broader trends in Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.