Old Upper Thomson Road, Sembawang Hills, North-east Region, Singapore
$4,350,000
Rarely available in Upper Thomson area! Rare location for Nature Lovers! * BRAND NEW! TOP obtained! 3-storey with attic Semi-detached! * UNBLOCKED GREENERY facing towards Lower Pierce Reservoir Pk * With home lift to all floors * EV charger compatible (isolator for future electric car charger) * Can park 2 cars at car porch with granite flooring * 5BR all ensuites +helper's room +lounge area +HS + 2 outdoor roof terraces * Refreshing double volume ceiling at living and dining area * Comes with side gate and auto gate for cars * 2 outdoor roof terraces to enjoy surrounding greenery of Lower Pierce Reservoir Park * Naturally bright and airy with many windows/sliding doors * Homeshelter located at carporch area * Fitted with luxury branded kitchen appliances and sanitary fittings * Quartz kitchen countertop with soft closing drawers Bedroom configuration: * L1 - helper's room * L2 - BR 2 ensuite * L3 - Master rm ensuite, BR 3 ensuite, BR 4 ensuite * Attic - BR 5 ensuite * 99yr leasehold from 1995, remaining about 68 years * Not facing main road yet easily accessible to main road * Only abt 5min walk to busstop/ eateries at shophouse row/ main road Upper Thomson Road * Within 1km to CHIJ St. Nicholas Girls School * Between 1-2km to Ai Tong School, Anderson Primary, Ang Mo Kio Primary, Mayflower Primary * Public bus numbers available: 163, 167, 169, 855, 980 For enquiries, do contact Chris Low LT @ 9877XXXX :) Disclaimer: All figures including land size, built-up area stated are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts. The information is provided solely on a goodwill basis and does not relieve parties of their full responsibility to verify the information or seek advice from relevant professionals such as valuers, financial advisers and lawyers.
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Total Transactions
18
Average Price
S2.5M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 302 HDB resale transactions (data.gov.sg)
Fair Value
S$2.77M
S$533 psf
Asking Price
S$4.35M
S$1,947 psf
vs Market
+57.1%
vs Last Done
+244.6%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
2600m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$518
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.029
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$533
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 503A CANBERRA LINK Floor 04 TO 06 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -4.9% vs FV | 99yr from 2001 |
Mar 2026 | Blk 501D WELLINGTON CIRCLE Floor 01 TO 03 | 1,399sqft | S$710,000 | ▼S$507 -4.9% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Jan 2026 | Blk 506A WELLINGTON CIRCLE Floor 07 TO 09 | 1,399sqft | S$790,000 | ▲S$565 +6.0% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +2.6% vs FV | 99yr from 2001 |
Dec 2025 | Blk 506A WELLINGTON CIRCLE Floor 04 TO 06 | 1,399sqft | S$765,000 | ▲S$547 +2.6% vs FV | 99yr from 2001 |
Aug 2025 | Blk 588B MONTREAL DR Floor 07 TO 09 | 1,346sqft | S$805,000 | ▲S$598 +12.2% vs FV | 99yr from 2002 |
Aug 2025 | Blk 588B MONTREAL DR Floor 10 TO 12 | 1,346sqft | S$750,000 | ▲S$557 +4.5% vs FV | 99yr from 2002 |
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 503A CANBERRA LINK
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-4.9% vs FV
Blk 501D WELLINGTON CIRCLE
Mar 2026 · Floor 01 TO 03
-4.9% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 506A WELLINGTON CIRCLE
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 506A WELLINGTON CIRCLE
Dec 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 07 TO 09
+12.2% vs FV
Blk 588B MONTREAL DR
Aug 2025 · Floor 10 TO 12
+4.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat in Sembawang, with a remaining lease of 72 years, stands at an estimated value of $2,769,663, translating to $533 PSF. This figure not only signifies a robust investment opportunity but also indicates a strategic positioning within the current real estate landscape. The property’s valuation is notably above the market baseline, reflecting a 57.1% premium compared to similar HDB transactions in the area. Such a substantial deviation from the baseline suggests heightened demand and desirability for this particular property type in Sembawang.
Underpinning this valuation is a comprehensive analysis based on 302 recent HDB resale transactions in the vicinity, which lends a high degree of confidence to the model employed. The data indicates a consistent upward trend in property values, driven by factors such as enhanced connectivity, evolving infrastructure projects, and the overall attractiveness of the Sembawang region as a family-oriented residential hub. As Singapore’s real estate market continues to adapt to changing buyer preferences and economic conditions, the enduring lease of 72 years further provides a sense of security for potential buyers, ensuring that the property remains a viable long-term investment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.