Jasmine Road, Upper Thomson, Central Region, Singapore
$4,500,000
This house is a 4 Bedrooms Landed House for sale in Adelphi Park Estate, a quality Landed property in Singapore. Key features ➤ Original condition ➤ Well-kept unit condition ➤ Functional layout ➤ Efficient layout ➤ Spacious layout ➤ Regular layout for furniture placement ➤ No afternoon sun ➤ No west sun ➤ Quiet and peaceful facing ➤ Quiet area ➤ Close to MRT ➤ Convenient location ➤ Excellent location ➤ Good for investment ➤ Great for own stay If you are looking to buy Landed property for Sale in Singapore, this house at Adelphi Park Estate might just be the perfect property in Bishan for you. Located in District 20, this house sits on Jasmine Road. A Freehold Terraced House, this development was completed in 2011. It has a total of 203 blocks and if you're looking for a house in Singapore, this just might be the perfect one for you! Nearby amenities ⭑ Nearby MRTs • Upper Thomson (441 m) - 7 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Thomson View Condominium (125 m) - 2 mins walk • Opposite Windsor Park (178 m) - 3 mins walk • Opposite Thomson Plaza (202 m) - 3 mins walk • 3 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • KST Family (137 m) - 2 mins walk • FairPrice Finest Thomson Plaza (187 m) - 3 mins walk • FairPrice Finest - Finest Thomson Plaza (198 m) - 3 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Dog Haven Salon & Academy (87 m) - 2 mins walk • Giving Tre3 (126 m) - 2 mins walk • PAP (384 m) - 6 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Blk 446 Community Garden (354 m) - 5 mins walk • Venus Green (377 m) - 6 mins walk • Sin Ming Dog Run (409 m) - 6 mins walk • 7 more parks within 1 km Please call Alec Leong from 99.co @ +659067XXXX to arrange for a viewing.
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Total Transactions
18
Average Price
S5.4M
Total Value
S97.4M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$1.40M
S$699 psf
Asking Price
S$4.50M
S$2,888 psf
vs Market
+221.9%
vs Last Done
+410.2%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
1349m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$699
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -19.0% vs FV | 99yr from 1980 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -19.0% vs FV | 99yr from 1980 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -9.4% vs FV | 99yr from 1979 |
Aug 2024 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,755sqft | S$1,238,888 | ▲S$706 +1.0% vs FV | 99yr from 1979 |
Aug 2024 | Blk 422 ANG MO KIO AVE 3 Floor 13 TO 15 | 1,873sqft | S$1,320,000 | ▲S$705 +0.9% vs FV | 99yr from 1979 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +0.9% 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 +10.7% 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 +10.9% 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 -9.4% 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 -2.0% 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 +0.4% vs FV | 99yr from 1996 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.0% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.0% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-9.4% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+1.0% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+0.9% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.9% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+10.7% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+10.9% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-9.4% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.0% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+0.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in the highly sought-after district of Ang Mo Kio reflects a robust market performance, with an estimated value of $1,397,815, translating to a price per square foot (PSF) of $699. This valuation is indicative of a strong demand for HDB properties in the area, especially given the remaining lease of 84 years, which provides a substantial buffer for potential homeowners concerned about leasehold longevity.
With a market signal categorized as "Above Market," this property exhibits a remarkable 221.9% difference from the baseline valuation, underscoring the competitive landscape within the HDB resale market. The assessment draws from a solid data set of 32 recent resale transactions in the vicinity, which reinforces model confidence at a high level. This suggests that buyers are willing to invest significantly above average market rates, likely driven by Ang Mo Kio's strategic location, accessibility, and community amenities, all of which contribute to its desirability as a residential choice.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.