Westlake Avenue, Upper Thomson, Central Region, Singapore
$18,000,000
Schools: Marymount Convent School, Raffles Institution and Raffles Girls School. MRT: Within walking distance to Caldecott and Marymount MRT stations. Contact Jessy @ 80.48.87.83 for an exclusive viewing! PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Original 2 Storey Detached @ Upper Thomson / Westlake Ave / Marymount MRT - Tenure : Freehold - Land : 10561 sqft - Build : 4500 sqft - Rooms : 4 + 1 + 1 - Bath : 4 Features : - Discover a rare freehold gem in the coveted Westlake Gardens enclave—an exceptional opportunity for both homeowners and developers. Set on an expansive 10,561 sq ft plot, this charming 2-storey detached bungalow offers about 4,500 sq ft of living space with 6 bedrooms and 4 bathrooms, ideal for multi-generational living or a luxurious family retreat. - Surrounded by greenery and just minutes from MacRitchie Reservoir, enjoy a tranquil lifestyle with quick access to Lornie Highway and CTE via Braddell Road. Daily conveniences are within easy reach, including Shunfu Market and Thomson Plaza. - The generous land size presents strong redevelopment potential—suitable for subdivision into 2 pairs of semi-detached homes with basement, or 2 large semi-detached houses (subject to approvals), making it highly attractive for developers or investors.
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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: L3008022J
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$3.19M
S$708 psf
Asking Price
S$18.00M
S$1,704 psf
vs Market
+464.9%
vs Last Done
+147.0%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Marymount
585m away · +2% premium
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)
×1.043
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$708
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -2.5% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -2.5% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▼S$529 -25.3% vs FV | 99yr from 1981 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -0.4% 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 +9.3% 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 +9.5% 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 -10.6% 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 -3.2% 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 -0.8% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -20.1% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▼S$631 -10.9% vs FV | 99yr from 1978 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-2.5% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-2.5% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-25.3% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-0.4% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+9.3% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+9.5% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-10.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-3.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.8% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.1% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-10.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the highly sought-after district of Ang Mo Kio showcases a remarkable estimated value of $3,186,162, translating to an impressive $708 PSF. This valuation significantly exceeds the baseline market rate, indicating a striking 464.9% difference, which positions the property well above current market averages. Such a premium valuation is indicative of the strong demand for HDB properties in this area, particularly given the remaining lease of 73 years, which provides prospective buyers with a substantial tenure to capitalize on future appreciation.
The model confidence for this valuation is categorized as high, based on a robust analysis of 32 recent HDB resale transactions within the vicinity. This data reflects a resilient market dynamic that remains buoyed by limited supply and sustained demand, particularly among families seeking larger living spaces in well-established neighborhoods. The premium on this property can also be attributed to Ang Mo Kio's excellent connectivity, comprehensive amenities, and its reputation as a desirable residential locale. As such, this HDB Executive property not only represents a sound investment but also reflects the overarching trends within Singapore's real estate landscape, where the interplay of lease duration and market demand continues to shape property valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.