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…


License: L3008022J
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$3.88M
S$689 psf
Asking Price
S$7.50M
S$3,128 psf
vs Market
+93.3%
vs Last Done
+343.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$666
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$689
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +2.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +2.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +12.3% 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 +12.5% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -8.1% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -0.6% 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 +1.9% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -17.9% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▲S$690 +0.1% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▼S$631 -8.4% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▼S$688 -0.1% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+2.3% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+2.3% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+12.3% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+12.5% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-8.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-0.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+1.9% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-17.9% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+0.1% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-8.4% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-0.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $3,880,474, translating to a price per square foot of $689. This valuation is notably positioned above the current market baseline, exhibiting a remarkable 93.3% difference. Such a substantial premium indicates strong demand dynamics within the region, reinforcing Ang Mo Kio's status as a highly sought-after residential enclave.
With a model confidence level categorized as high, this valuation is underpinned by a robust analysis of 32 recent HDB resale transactions in the vicinity. The elevated market signal suggests that buyers are willing to invest significantly above the average price per square foot, indicative of a competitive market scenario driven by factors such as proximity to amenities, transportation hubs, and overall desirability of the neighborhood. As the remaining lease extends to 71 years, this property retains considerable appeal to prospective buyers, further solidifying its valuation within the premium segment of the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.