Jalan Pintau, Upper Thomson, Central Region, Singapore
$5,000,000
Rare Corner Terrace Land For Sale Land Size 2002 sqft Low Quantum Ideal For A&A / Rebuild Can Build Up To 3 Storey 1km To Ai Tong Primary School Walking Distance Thomson Plaza Famous Eateries Wothin Vicinity Upper Thomson MRT (TEL) Open Unclocked View Facing Asking $5 Million negotiable Call 9271XXXX For An Exclusive Viewing Discover your dream home in this corner terrace, now available for sale! Spanning an impressive 2002 sqft, this charming property is perfectly situated on Jalan Pintau, Singapore. Enjoy the convenience of nearby amenities, including Marymount MRT Station (1.5 km) and Upper Thomson MRT Station (1.6 km) for effortless commuting. Families will appreciate the proximity to Yamaha Music Store & Music School at Thomson Plaza (1.7 km) and Dog Haven Salon & Academy (1.8 km) for enriching experiences. Grocery shopping is a breeze with Sheng Siong Supermarket (1.4 km) and FairPrice Finest (1.8 km) just a short drive away. For leisure and shopping, Sin Ming Plaza (1.5 km) and Swing By @ Thomson Plaza (1.7 km) offer a variety of dining and retail options. This corner terrace offers a perfect blend of comfort and lifestyle. Don’t miss this fantastic opportunity to own a beautiful home in a prime location. Contact us today to arrange a viewing!
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 19 HDB resale transactions (data.gov.sg)
Fair Value
S$1.40M
S$697 psf
Asking Price
S$5.00M
S$2,498 psf
vs Market
+258.2%
vs Last Done
+222.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
19 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$674
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$697
Recent Comparable Transactions
10 shown · 19 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 +11.0% 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 +11.0% 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 +11.2% 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 -1.7% 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 +0.7% 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 -3.4% 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 -16.8% 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 -3.0% 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 -1.6% 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 -6.0% 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 +9.6% vs FV | 99yr from 1996 |
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+11.0% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+11.0% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+11.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-1.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+0.7% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-3.4% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-16.8% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-3.0% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-1.6% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-6.0% vs FV
Blk 104A ANG MO KIO ST 11
Oct 2024 · Floor 07 TO 09
+9.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $1,395,676, translating to a price per square foot (PSF) of $697. This valuation significantly exceeds the baseline market value, indicating an impressive 258.2% premium. Such a pronounced deviation from the baseline suggests robust demand in the Ang Mo Kio area, which is a well-regarded and mature residential district in Singapore, known for its accessibility and amenities.
Despite the medium model confidence level, the valuation is substantiated by an analysis of 19 recent HDB resale transactions in the vicinity, which reflects a dynamic market environment. The strong performance of this property can be attributed to a confluence of factors, including its strategic location, the desirability of executive HDB flats, and the limited supply of such units with extended leases. As the market continues to adapt to evolving buyer preferences, the significant premium placed on this property underscores a compelling narrative of resilience and potential appreciation in the HDB segment, particularly in thriving neighborhoods like Ang Mo Kio.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.