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 HDB Executive property located in the esteemed district of Ang Mo Kio demonstrates a compelling valuation of $3,186,162, translating to an impressive $708 PSF. With a remaining lease of 73 years, this asset not only offers longevity but also positions itself strategically within a vibrant community, enhancing its desirability among potential buyers. The valuation reflects a significant market signal, standing at an astounding 464.9% above the baseline, indicating heightened demand and investor confidence in the area.
This analysis is corroborated by a robust dataset, comprising 32 recent HDB resale transactions in the vicinity, which underscores the model's high confidence level. The property’s premium valuation can be attributed to several factors, including Ang Mo Kio's well-established infrastructure, accessibility to amenities, and a strong community spirit, all of which contribute to a stable and appreciating real estate market. As such, this HDB Executive unit not only represents a prime residential opportunity but also a sound investment in a dynamically evolving property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.