89 The Inglewood 575104, Upper Thomson, Central Region, Singapore
$3,700,000
1873 sqft 4 Bed, 2 Bath unit Tenanted till 2028 Primary schools within 1km: Ai Tong School Photographs are rendered! Bishan 8 | Country Grandeur | Country Esquire | Faber Garden Condominium | Thomson View | Gardens at Bishan | Clover By The Park | Thomson Impressions | Thomson Three | Lentor Mansion | Lentor Gardens | Lentor Modern | Amo Residences | Jadescape | Seasons View | Lentoria | Hillock Green | Zyon Grand | Pinetree Hill
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
93
Average Price
S1.3M
Total Value
S122.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 500 URA transactions · 7 outliers removed (IQR)
Fair Value
S$3.04M
S$1,624 psf
Asking Price
S$3.70M
S$1,975 psf
vs Market
+21.7%
vs Last Done
+15.6%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
1681m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$1,741
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.258
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,624
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▲S$1,709 +5.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▲S$1,709 +5.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | LORONG PUNTONG Floor 06-10 | 463sqft | S$875,000 | ▲S$1,890 +16.4% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | BRIGHT HILL DRIVE Floor 06-10 | 495sqft | S$900,000 | ▲S$1,818 +11.9% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BRIGHT HILL DRIVE Floor 11-15 | 732sqft | S$1,550,000 | ▲S$2,118 +30.4% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BRIGHT HILL DRIVE Floor 01-05 | 732sqft | S$1,488,000 | ▲S$2,033 +25.2% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BRIGHT HILL DRIVE Floor 01-05 | 1,044sqft | S$2,200,000 | ▲S$2,107 +29.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BRIGHT HILL DRIVE Floor 06-10 | 732sqft | S$1,490,000 | ▲S$2,036 +25.4% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | SIN MING WALK Floor 06-10 | 1,227sqft | S$2,250,000 | ▲S$1,834 +12.9% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | SIN MING AVENUE Floor 06-10 | 1,830sqft | S$3,456,000 | ▲S$1,889 +16.3% vs FV | Freehold |
Jul 2025 | SIN MING AVENUE Floor 06-10 | 1,862sqft | S$3,350,000 | ▲S$1,799 +10.8% vs FV | Freehold |
SIN MING WALK
Aug 2025 · Floor 16-20
+5.2% vs FV
SIN MING WALK
Aug 2025 · Floor 16-20
+5.2% vs FV
LORONG PUNTONG
Aug 2025 · Floor 06-10
+16.4% vs FV
BRIGHT HILL DRIVE
Aug 2025 · Floor 06-10
+11.9% vs FV
BRIGHT HILL DRIVE
Aug 2025 · Floor 11-15
+30.4% vs FV
BRIGHT HILL DRIVE
Aug 2025 · Floor 01-05
+25.2% vs FV
BRIGHT HILL DRIVE
Aug 2025 · Floor 01-05
+29.7% vs FV
BRIGHT HILL DRIVE
Aug 2025 · Floor 06-10
+25.4% vs FV
SIN MING WALK
Aug 2025 · Floor 06-10
+12.9% vs FV
SIN MING AVENUE
Jul 2025 · Floor 06-10
+16.3% vs FV
SIN MING AVENUE
Jul 2025 · Floor 06-10
+10.8% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.