Jalan Rabu, Upper Thomson, Central Region, Singapore
$7,500,000
Move-in condition semi-d rebuilt with high quality luxury fittings in 2020. Comes with Lift! Just bring luggage! Suitable for multi-generational families. Super spacious rooms and well ventilated. Semi Detached but feels like a Detached home! View to appreciate. Contact Jubs 8.939 3-393 for an exclusive viewing today. About the house: • 3.5 storeys with Lift installed! • Level 1: Living room, Dining room, Enclosable Kitchen, EV-Ready Car Porch (Can park 2 cars!), Utility Room, Bomb Shelter, Powder Room, Yard & Wet Kitchen • Level 2: Master Bedroom with Walk-in Wardrobe and Ensuite Bathroom, Study/Family Area, Common Bedroom x 2 with Jack-and-Jill Bathroom • Level 3: Junior Master x 2 with Walk-in Wardrobe and Ensuite Bathroom • Level 4 (Attic): Family Area + provision for 1 Bedroom, Bathroom *Floor area is approximate and provided for reference only. Buyers are advised to conduct their own due diligence and verify measurements where necessary. Key features ✓ Move-in condition ✓ Spacious layout and spacious rooms ✓ Bright and breezy ✓ Walk-in wardrobe in MBR and 2 Junior MBR ✓ Ensuite bathrooms in all bedrooms ✓ Mins away from Upper Thomson MRT ✓ Excellent location! Surrounded by amenities and within 1km to Ai Tong and Catholic High MRT and Bus Stops • Upper Thomson TEL (402 m) - 6 mins walk!! • Blk 23 (153 m) - 3 mins walk • Blk 25 (155 m) - 3 mins walk • Sin Ming Plaza (186 m) - 3 mins walk Schools within 1km • Ai Tong School • Catholic High • Whitley Secondary Nearby Schools • Raffles Institution • Raffles Girls' School • Marymount Convent • Eunoia Junior College Nearby Grocery Stores • Shen Yang Chinese Herbalist Centre (204 m) - 3 mins walk • Sheng Siong - Thomson Imperial Court Supermarket (259 m) - 4 mins walk • Fairprice Finest - Thomson Plaza (733m) - 10 mins walk Food and Amenties • Plenty!! Shunfu Market, Upper Thomson Eateries, Thomson Plaza. You will never go hungry!! Contact Jubs 8.939 3-393 for an exclusive viewing today.
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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$4.04M
S$717 psf
Asking Price
S$7.50M
S$3,128 psf
vs Market
+85.6%
vs Last Done
+304.1%
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 in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $4,040,356, translating to $717 PSF. This figure positions the property significantly above the market baseline, exhibiting an impressive 85.6% difference from the baseline valuation. Such a premium indicates robust demand and willingness among buyers to invest in this desirable locality, which is renowned for its accessibility and community amenities, further supported by its proximity to key transport links and educational institutions.
Analyzing the market dynamics, the model confidence is categorized as medium, which suggests that while the valuation is strongly supported by recent HDB resale transactions, there remains some variability in the market. The assessment is based on 15 recent HDB resale transactions in the vicinity, providing a solid foundation for comparison yet indicating the potential for fluctuations due to evolving market conditions. As Singapore's property landscape continues to adapt, this HDB Executive's valuation reflects not just its intrinsic features but also the strategic importance of its location within a highly sought-after enclave.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.