Leo Drive, Upper Thomson, Central Region, Singapore
$7,900,000
A great space to entertain in a huge inter terrace. Surrounded by greenery and nestled in nature - huge builtup - Park 2 cars. - Rebuilt approx 3 years ago. - Kitchen and Wardrobe fixtures - All by Molteni - Appliances - All by V ZUG - Taps and bathroom fixtures - VOLA (the Rolls-Royce of bathroom fixtures) - Lift serving all levels - Defined entertainment spaces for 80 to 100 people and private living spaces An extraordinary expression of contemporary brutalism, this 5-bedroom residence with study and helper’s room blends architectural confidence with rare warmth. Built from concrete and steel, its monolithic form is softened by a corten steel façade with laser-cut detailing inspired by surrounding foliage. Inside, fair-faced concrete, dark steel, and light timber create a refined interplay of strength and elegance across airy, cinematic split levels. At the heart is a striking kitchen designed for entertaining, flowing seamlessly into the dining area. Throughout, curated art and sculptural lighting lend the home a private gallery atmosphere. The upper levels serve as a calm sanctuary, housing the principal suite, secondary bedrooms, study, and helper’s room, all connected by a dramatic, light-filled steel staircase.
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Total Transactions
18
Average Price
S4.0M
Total Value
S72.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 64 HDB resale transactions (data.gov.sg)
Fair Value
S$3.49M
S$699 psf
Asking Price
S$7.90M
S$3,884 psf
vs Market
+126.1%
vs Last Done
+462.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
64 comps
Nearest MRT
Marymount
1753m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$699
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 -1.3% 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 -1.3% 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 -1.3% 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 -24.3% 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 -24.3% 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 +0.9% 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 |
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 |
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 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-1.3% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-1.3% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-1.3% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-24.3% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-24.3% 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 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 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+10.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Ang Mo Kio, with a remaining lease of 75 years, reflects a significant market position. The estimated value of $3,494,537, translating to $699 PSF, places this property above the current market baseline by an impressive 126.1%. This premium valuation underscores the robust demand in the Ang Mo Kio area, which is known for its strategic location and comprehensive amenities, appealing to a diverse demographic of buyers.
The analysis is grounded in a high model confidence level, bolstered by data from 64 recent HDB resale transactions within the vicinity. The strong market signal indicates that this property commands a superior valuation due to various factors, including its desirable lease term, proximity to transport links, and the overall attractiveness of the neighborhood. As the HDB market continues to evolve, properties like this Executive unit are likely to maintain their appeal, particularly given the limited supply of such spacious units with extended leases in well-established estates.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.