Upper Thomson Road, Upper Thomson, Central Region, Singapore
$4,480,000
2 Storey corner- Terr A&A done, no leak, no electrical issue Move in condition Kitchen newly renovated Ev charging ready House equipped with solar system 2 min to MRT This is truly a rare find, official land size of 1671sqft(additional 750sqft of land for your own use) see to believe!! Discover your dream home! This stunning 3-bedroom, 3-bathroom corner terrace is now available for sale in Upp Thomson Singapore. Spanning an impressive 1800 sqft build, this property boasts modern kitchen furnishings, beautifully tiled floors, and a cozy air conditioner. Enjoy the convenience of living in a prime location, just a short distance from upp Thomson MRT (0.2 km), making commuting a breeze. Families will appreciate the proximity to quality education, with Dog Haven Salon & Academy and Agape Little Uni Thomson nearby. For your shopping needs, Sheng Siong Supermarket and FairPrice Finest are just around the corner. Unwind at Sin Ming Plaza or Swing By @ Thomson Plaza (0.2 km) for a variety of dining and entertainment options. This beautifully renovated corner unit features ample storage, a covered car parking space, and a utility room, making it the perfect family home. Don’t miss the opportunity to own this exceptional property in a sought-after neighborhood. Schedule a viewing today!
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Total Transactions
3
Average Price
S3.4M
Total Value
S10.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$1.28M
S$713 psf
Asking Price
S$4.48M
S$2,681 psf
vs Market
+249.1%
vs Last Done
+323.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
983m 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)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$713
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.2% vs FV | 99yr from 1981 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.2% vs FV | 99yr from 1981 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.1% 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 +8.6% 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 +8.7% 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 -3.9% 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 -1.5% 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 -20.6% 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 -3.2% 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 -11.5% 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 -3.5% vs FV | 99yr from 1978 |
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.2% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.2% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-3.9% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-1.5% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.6% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-11.5% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-3.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $1,283,194 or $713 PSF. This valuation is notably above the market average, reflecting a substantial 249.1% difference from the baseline. Such a significant premium indicates strong demand dynamics in the Ang Mo Kio area, which is characterized by its strategic location, accessibility, and vibrant community amenities. The high confidence level of this model, supported by 32 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation.
In the context of Singapore's evolving real estate landscape, properties with longer remaining leases often command a higher valuation, as they promise extended tenure for potential homeowners. The enduring appeal of Ang Mo Kio, coupled with the limited supply of executive HDB flats, positions this property as an attractive investment. The evident market signal suggests that prospective buyers are willing to pay a premium for long-term security and the lifestyle benefits associated with residing in this well-established neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.