Jalan Rabu, Upper Thomson, Central Region, Singapore
$7,500,000
Move-in condition semi-d rebuilt with high quality luxury fittings in 2020. Comes with Lift! Just bring luggage! Suitable for multi-generational families. Super spacious rooms and well ventilated. Semi Detached but feels like a Detached home! View to appreciate. Contact Jubs 8.939 3-393 for an exclusive viewing today. About the house: • 3.5 storeys with Lift installed! • Level 1: Living room, Dining room, Enclosable Kitchen, EV-Ready Car Porch (Can park 2 cars!), Utility Room, Bomb Shelter, Powder Room, Yard & Wet Kitchen • Level 2: Master Bedroom with Walk-in Wardrobe and Ensuite Bathroom, Study/Family Area, Common Bedroom x 2 with Jack-and-Jill Bathroom • Level 3: Junior Master x 2 with Walk-in Wardrobe and Ensuite Bathroom • Level 4 (Attic): Family Area + provision for 1 Bedroom, Bathroom *Floor area is approximate and provided for reference only. Buyers are advised to conduct their own due diligence and verify measurements where necessary. Key features ✓ Move-in condition ✓ Spacious layout and spacious rooms ✓ Bright and breezy ✓ Walk-in wardrobe in MBR and 2 Junior MBR ✓ Ensuite bathrooms in all bedrooms ✓ Mins away from Upper Thomson MRT ✓ Excellent location! Surrounded by amenities and within 1km to Ai Tong and Catholic High MRT and Bus Stops • Upper Thomson TEL (402 m) - 6 mins walk!! • Blk 23 (153 m) - 3 mins walk • Blk 25 (155 m) - 3 mins walk • Sin Ming Plaza (186 m) - 3 mins walk Schools within 1km • Ai Tong School • Catholic High • Whitley Secondary Nearby Schools • Raffles Institution • Raffles Girls' School • Marymount Convent • Eunoia Junior College Nearby Grocery Stores • Shen Yang Chinese Herbalist Centre (204 m) - 3 mins walk • Sheng Siong - Thomson Imperial Court Supermarket (259 m) - 4 mins walk • Fairprice Finest - Thomson Plaza (733m) - 10 mins walk Food and Amenties • Plenty!! Shunfu Market, Upper Thomson Eateries, Thomson Plaza. You will never go hungry!! Contact Jubs 8.939 3-393 for an exclusive viewing today.
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Total Transactions
1
Average Price
S2.5M
Total Value
S2.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 15 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.04M
S$717 psf
Asking Price
S$7.50M
S$3,128 psf
vs Market
+85.6%
vs Last Done
+304.1%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
15 comps
Nearest MRT
Marymount
543m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$693
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$717
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +7.9% vs FV | 99yr from 1996 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +7.9% 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 +8.1% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -4.5% 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 -2.1% vs FV | 99yr from 1996 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -6.1% vs FV | 99yr from 1996 |
Mar 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,604sqft | S$930,000 | ▼S$580 -19.1% vs FV | 99yr from 1996 |
Feb 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,135,000 | ▼S$676 -5.7% vs FV | 99yr from 1996 |
Jan 2025 | Blk 616 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,604sqft | S$1,100,000 | ▼S$686 -4.3% vs FV | 99yr from 1996 |
Jan 2025 | Blk 614 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,604sqft | S$1,050,000 | ▼S$655 -8.6% vs FV | 99yr from 1996 |
Oct 2024 | Blk 104A ANG MO KIO ST 11 Floor 07 TO 09 | 1,572sqft | S$1,200,000 | ▲S$764 +6.6% vs FV | 99yr from 1996 |
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-4.5% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-2.1% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-6.1% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-19.1% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-4.3% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-8.6% vs FV
Blk 104A ANG MO KIO ST 11
Oct 2024 · Floor 07 TO 09
+6.6% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive property located in Ang Mo Kio, with a remaining lease of 71 years, stands at an estimated value of $4,040,356, translating to $717 PSF. This valuation positions the property significantly above market trends, reflecting an impressive 85.6% difference from the baseline. Such a pronounced premium is indicative of the area's desirability and the unique attributes of the HDB Executive model, which often commands a higher price point due to its spacious layout and enhanced living environment.
Market dynamics in Ang Mo Kio have been favorable, as evidenced by the analysis of 15 recent HDB resale transactions in the vicinity. The medium confidence level associated with this model suggests that while the data supports the current valuation, potential fluctuations in the market could influence future price stability. The remaining lease of 71 years is also noteworthy, as it balances the property’s value retention with the implications of lease decay, particularly in an environment where buyers are increasingly cognizant of lease lengths. This valuation reflects a confluence of high demand, limited supply, and the ongoing evolution of the HDB market in Singapore, reinforcing the property as a noteworthy investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.