21 Ang Mo Kio Rise 569417, Shangri-la, North-east Region, Singapore
$3,500 /month
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Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1120 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.07M
S$1,739 psf
Asking Price
S$3,500
S$6 psf
vs Market
-99.7%
Confidence
High
1120 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1120 comparable transactions
S$1,739
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,739
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | SIN MING WALK | 1,399 | S$2,391,000 | S$1,709 |
| 2025-08 | ANG MO KIO AVENUE 2 | 2,799 | S$2,648,000 | S$946 |
| 2025-08 | ANG MO KIO AVENUE 2 | 797 | S$1,610,000 | S$2,021 |
| 2025-08 | SIN MING WALK | 1,227 | S$2,250,000 | S$1,834 |
| 2025-07 | SIN MING WALK | 1,324 | S$1,873,888 | S$1,415 |
Showing 5 most recent transactions from 1120 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.