Jalan Ikan Merah, Upper Thomson, Central Region, Singapore
$7,180,000
Presenting to you by LANDED7772 ! Renowned Developer Sale (BUC) Estimated TOP end 2027 Located within the Thomson Park landed enclave 2.5 Storey + Mezzanine Modern rebuild with Lift + Pool - Land size Approx :1600 sqft - Built-up area: Approx 4200sqft - Freehold - 5 Ensuite Bedrooms + Helper’s Room - Wet & Dry Kitchen - Wide 2-Car Porch - Walk to MRT Thomson Line - Easy access to amenities & major transport routes. Asking : $7.18m ( starting from ) Contact WeeThong@9328XXXX for more information and a viewing :) All buying/selling enquires are most welcome. Looking for something similar? I have many more listings that might not be listed here for owner's privacy. Do share with me a WhatApp message anytime with your needs and requirements and I will source the desired home that works for you. As well as help you arrange for viewings :) Landed7772.com - Your Compass For Landed Properties Connect with us: Facebook: https://facebook.com/LDA7772 IG: https://instagram.com/lda7772 Youtube: https://youtube.com/@landed7772 Tiktok: https://tiktok.com/@landed7772 #LandedDynamicAlliance #Landed7772 #LDA7772 #JoinUs #DynamicAllianceGroup #AAG_DAG #AAG #OTT #Worklifebalance #PowerOfLeveraging
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Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 64 HDB resale transactions (data.gov.sg)
Fair Value
S$2.99M
S$713 psf
Asking Price
S$7.18M
S$4,482 psf
vs Market
+139.8%
vs Last Done
+549.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
64 comps
Nearest MRT
Marymount
844m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
64 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$713
Recent Comparable Transactions
10 shown · 64 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 -3.2% 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 -3.2% 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 -3.2% 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 -25.8% vs FV | 99yr from 1981 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▼S$529 -25.8% 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 -1.1% 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 +8.6% vs FV | 99yr from 1996 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.1% 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 +8.6% 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 +8.7% 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 +8.7% vs FV | 99yr from 1996 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-25.8% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-25.8% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
HELIOS AI Analysis
This valuation report presents an in-depth analysis of an HDB Executive property located in the desirable estate of Ang Mo Kio, with a remaining lease of 75 years. The estimated market value of this unit stands at $2,994,120, translating to an impressive $713 per square foot (PSF). This valuation not only reflects the intrinsic quality of the property but also positions it significantly above the prevailing market baseline, with a striking 139.8% premium indicated in our comparative analysis of local market dynamics.
Our assessment is underpinned by a high level of confidence, drawing insights from 64 recent HDB resale transactions within the vicinity. The strong market signal suggests a heightened demand for HDB properties in Ang Mo Kio, a factor that is likely influenced by the area's robust infrastructure, accessibility, and vibrant community amenities. As the remaining lease extends to 75 years, the longevity of this asset offers an appealing prospect for potential buyers, particularly those seeking long-term investment opportunities in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.