811 Upper Thomson Road 788978, Nee Soon, North Region, Singapore
$3,100,000
CHEAPEST and First Mover Advantage!!! NEW LAUNCH AT UPP THOMSON NEAR MRT and land cost lower than Lentor Clusters at $905 PPR. Harmonised and size exclude AC Ledge. PREVIEW 1 AUG 2025! RSVP early as this is a hot launch due to price and near MRT. Possibly the cheapest big scale condo near MRT by quality developer that you can find in 2***** and onwards, as there's no such low land cost anymore. Contact me for free ebrochure, priority VIP Access to Showflat Viewing and Booking, analysis and discussion on where else might suit your requirements. Even Nearby Lentor LOCATION which has so many condos, SOLD MORE THAN 3000 UNITS IN 3 YEARS, meaning STOCKS DEPLETED, DEMAND STILL HIGH. Prestigious developers Guocoland & Hong Leong: Same developers of Lentor Cluster recreating history of price appreciation 941 units in 5 tower blocks of 25 storey, plus a conservation with choice units from 1 to 5 bedrooms 2 Min sheltered walk to Springleaf MRT (TEL) Unblocked Landed Views + Freehold Nature Reserve Low-density with 60% Landscaping on a Huge 349,000sf Land Site Wide variety of Food options & Supermart close by Proximity to Springleaf Park Connector & Springleaf Nature Park Seamless Connectivity: Easy accessible to anywhere by SLE, CTE, BKE, KJE & the North-South Corridor Strong Investment Potential: Cheapest entry price for a project next to MRT. With the TEL direct access to CBD & Orchard in 20mins. Available unit types: 1 bed (388 sq ft) 2 bed (527 to 646 sq ft) 3 bed (786 - 1,259 sq ft) 4 bed (1,227 sq ft) 5 bed (1,453 - 1,475 sq ft) Next to Springleaf New Launch another site to have commercial at the 1st storey, thus residents can use the amenities as well.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 884 URA transactions
Fair Value
S$3.29M
S$2,263 psf
Asking Price
S$3.10M
S$2,134 psf
vs Market
-5.7%
vs Last Done
-6.4%
Tenure
Freehold
No lease decay
Confidence
High
884 comps
Nearest MRT
Khatib
2921m away
Hedonic Adjustment Breakdown
Base URA PSF
884 comparable transactions
S$2,176
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,263
Recent Comparable Transactions
10 shown · 884 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +0.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,454,000 | ▲S$2,280 +0.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 21-25 | 1,076sqft | S$2,424,000 | ▼S$2,252 -0.5% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 16-20 | 1,076sqft | S$2,385,000 | ▼S$2,216 -2.1% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,326,000 | ▼S$2,161 -4.5% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,300,000 | ▼S$2,137 -5.6% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,076sqft | S$2,344,000 | ▼S$2,178 -3.8% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -7.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,262,000 | ▼S$2,101 -7.2% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,257,000 | ▼S$2,097 -7.3% vs FV | 99 yrs lease commencing from 2024 |
Aug 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,076sqft | S$2,265,000 | ▼S$2,104 -7.0% vs FV | 99 yrs lease commencing from 2024 |
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+0.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
+0.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 21-25
-0.5% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 16-20
-2.1% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-4.5% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-5.6% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 11-15
-3.8% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.2% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
UPPER THOMSON ROAD
Aug 2025 · Floor 01-05
-7.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.