Jalan Minggu, Upper Thomson, Central Region, Singapore
$6,200,000
EMINENCE LANDED Call _*Chris@8131XXXX*_ to View Now! Super exclusive freehold corner terrace rarely avail. Best position in the whole Thomson Garden Estate Centrally located in the Green Lungs of Singapore near MacRitchie Reservoir, this home offers a serene and lush environment perfect for relaxation. Surrounded by greenery & peaceful ambiance, you can enjoy nature without leaving the city ★ Within 1km to 2 TOP schools - Catholic High Primary - Ai Tong School ★ Within 6 - 9 mins to 2 MRTs - Upper Thomson MRT (TEL) | 400M | 6 mins (13 mins to Orchard) - Marymount MRT (Circle Line) | 900M | 9 Mins (Fully Sheltered Walk via Direct Pedestrian Access) ★ 3 mins to Bishan Junction 8 ★ 8 mins to Serangoon NEX ★ Minutes to CTE for convenient north-south access & PIE for seamless east-west travel, this location combines tranquility with excellent connectivity ★ Dual Frontage ★ North-South Orientation ★ Bright & Breezy - Naturally Ventilated Throughout ★ Complete >$600K Renovation in August 2023 ★ Move-in Ready Designer Home 3-Storey Corner Terrace | Wide Frontage (11.4m) ★ Level 1: Wide Frontage with Spacious Layout. This well-thought-out design encompasses: - Spacious Living room connected to an inviting patio - Lounge Area - Pantry with Wine Fridge - Dining area - Modern Kitchen - Service Yard - Helper's room ★ Level 2: - Spacious Master Bedroom with Walk-in Wardrobe & Ensuite Bathroom - Common Bedroom - Common Bathroom - Store room ★ Level 3 (Attic): - Junior Master with Family Area (Used as Study) - Ensuite Bathroom - Common Bedroom Shopping Malls: ★ Thomson Plaza | 900M Groceries: ★ Shunfu Mart (Wet Market & Food Centre) | 100M ★ Sheng Siong Supermarket @ Sin Min Plaza | 400M ★ NTUC FairPrice @ Thomson Plaza | 900M All land & built-up areas are based on approximate measurements & are subject to final survey & shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representations
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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$2.01M
S$717 psf
Asking Price
S$6.20M
S$3,100 psf
vs Market
+208.8%
vs Last Done
+300.5%
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
This HDB Executive property in Ang Mo Kio, with a remaining lease of 71 years, has been appraised at an estimated value of $2,007,630, translating to $717 PSF. This valuation is notably positioned above the market baseline, reflecting a striking 208.8% difference. Such a premium indicates the property's strong desirability and the competitive nature of the local real estate market, particularly within the HDB segment.
The analysis is based on 15 recent HDB resale transactions within the vicinity, providing a robust dataset to gauge market dynamics. Despite the medium confidence level attributed to the valuation model, the data suggests that buyers are willing to pay a premium for properties in this area, likely due to the attractive amenities, transport connectivity, and community features that Ang Mo Kio offers. As the remaining lease is still substantial, this property remains a viable investment option, appealing to both owner-occupiers and investors looking to capitalize on the ongoing demand within Singapore's HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.