Jalan Sembilang, Upper Thomson, Central Region, Singapore
$6,500,000
Freehold Semi-D near MRT, Thomson Plaza & within 1km to Ai Tong Primary! Thomson Park | Jalan Belibas | Jalan Sembilang (D20): • Tenure : Freehold • Land : ~29xx sqft • Build : ~25xx sqft (est.) • Layout : Double-Storey Semi-Detached (4 Bed / 2 Bath) • Frontage : ~12.8 m • Depth : ~21.3 m • Asking : $6.50 million (negotiable) Property Highlights: • Rare freehold rectangular Semi-D plot with excellent width and depth • Quiet, prestigious landed enclave in Thomson Park • Front gate faces Northeast • Within a 2-Storey Semi-D Landed Housing Area • Perfect for developers and families looking to build a multi-generation home • Long-term capital preservation in District 20’s mature landed neighbourhood Location Highlights: • Within 500m to Upper Thomson MRT (TE18), Thomson Plaza, Upper Thomson Eateries & Shunfu Market & Food Center • MacRitchie Reservoir & the green lung of the Central Water Catchment is just a short 20 mins walk Proximity to highly sought after Primary Schools: • Within 1 km - Ai Tong School • Within 2 km – Catholic High, Marymount Convent, CHIJ St Nicholas, Ang Mo Kio Primary
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Total Transactions
17
Average Price
S4.3M
Total Value
S73.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 13 URA transactions
Fair Value
S$7.10M
S$2,840 psf
Asking Price
S$6.50M
S$2,225 psf
vs Market
-8.4%
vs Last Done
-25.6%
Tenure
Freehold
No lease decay
Confidence
High
13 comps
Nearest MRT
Marymount
933m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
13 comparable transactions
S$2,369
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,840
Recent Comparable Transactions
10 shown · 13 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN TERUBOK Floor - | 2,452sqft | S$7,330,000 | ▲S$2,989 +5.2% vs FV | Freehold |
Aug 2025 | JALAN TERUBOK Floor - | 2,452sqft | S$7,330,000 | ▲S$2,989 +5.2% vs FV | Freehold |
Aug 2025 | JALAN TERUBOK Floor - | 2,452sqft | S$7,330,000 | ▲S$2,989 +5.2% vs FV | Freehold |
May 2025 | UPPER THOMSON ROAD Floor - | 1,699sqft | S$3,080,000 | ▼S$1,813 -36.2% vs FV | Freehold |
Feb 2025 | BRIGHT HILL CRESCENT Floor - | 2,319sqft | S$5,850,000 | ▼S$2,523 -11.2% vs FV | Freehold |
Feb 2025 | BRIGHT HILL CRESCENT Floor - | 2,319sqft | S$5,850,000 | ▼S$2,523 -11.2% vs FV | Freehold |
May 2024 | UPPER THOMSON ROAD Floor - | 2,608sqft | S$4,110,000 | ▼S$1,576 -44.5% vs FV | Freehold |
Oct 2023 | BRIGHT HILL CRESCENT Floor - | 2,413sqft | S$5,600,000 | ▼S$2,320 -18.3% vs FV | Freehold |
Oct 2023 | BRIGHT HILL CRESCENT Floor - | 2,413sqft | S$5,600,000 | ▼S$2,320 -18.3% vs FV | Freehold |
May 2022 | UPPER THOMSON ROAD Floor - | 1,816sqft | S$3,080,000 | ▼S$1,696 -40.3% vs FV | Freehold |
Feb 2022 | BRIGHT HILL CRESCENT Floor - | 2,306sqft | S$4,488,000 | ▼S$1,947 -31.4% vs FV | Freehold |
JALAN TERUBOK
Aug 2025 · Floor -
+5.2% vs FV
JALAN TERUBOK
Aug 2025 · Floor -
+5.2% vs FV
JALAN TERUBOK
Aug 2025 · Floor -
+5.2% vs FV
UPPER THOMSON ROAD
May 2025 · Floor -
-36.2% vs FV
BRIGHT HILL CRESCENT
Feb 2025 · Floor -
-11.2% vs FV
BRIGHT HILL CRESCENT
Feb 2025 · Floor -
-11.2% vs FV
UPPER THOMSON ROAD
May 2024 · Floor -
-44.5% vs FV
BRIGHT HILL CRESCENT
Oct 2023 · Floor -
-18.3% vs FV
BRIGHT HILL CRESCENT
Oct 2023 · Floor -
-18.3% vs FV
UPPER THOMSON ROAD
May 2022 · Floor -
-40.3% vs FV
BRIGHT HILL CRESCENT
Feb 2022 · Floor -
-31.4% 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.