Dream home in this stunning 2-bedroom, 2 bathrooms condominium high floor 2 units available for sale now! Call Esther Grace @9791XXXX Spanning 743 sqft, North South facing pool and greeneries! Super high floor! Enjoy the convenience of being just 1.2 km from Mayflower MRT station, ensuring easy access to the city. Families will appreciate the nearby educational institutions, with Little Harvard International Preschool only 1.3 km away and Mayflower Secondary School just 1.6 km from your doorstep. For your everyday shopping needs, Ang Mo Supermarket is a short 1.5 km away, while Sheng Siong Supermarket is within 1.6 km. Experience a lifestyle that combines comfort and accessibility in a prime location. Don't miss out on this incredible opportunity to own a piece of paradise in Singapore. Schedule a viewing today and make this fantastic property yours! Call now 9791XXXX Esther Grace
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Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 370 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.67M
S$2,241 psf
Asking Price
S$1.90M
S$2,557 psf
vs Market
+14.1%
vs Last Done
+8.4%
Tenure
99 yrs
99-year Leasehold · Balance remaining
Confidence
High
370 comps
Nearest MRT
Ang Mo Kio
1821m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
370 comparable transactions
S$2,118
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
+5%
Adjusted Fair Value PSF
S$2,241
Recent Comparable Transactions
10 shown · 370 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +5.3% vs FV | 99 yrs lease commencing from 2021 |
Apr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +5.3% vs FV | 99 yrs lease commencing from 2021 |
Feb 2024 | ANG MO KIO RISE Floor 01-05 | 958sqft | S$2,168,000 | ▲S$2,263 +1.0% vs FV | 99 yrs lease commencing from 2021 |
Apr 2023 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,171,000 | ▼S$2,150 -4.1% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,378,000 | ▲S$2,291 +2.2% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,348,000 | ▲S$2,270 +1.3% vs FV | 99 yrs lease commencing from 2021 |
Dec 2022 | ANG MO KIO RISE Floor 06-10 | 1,292sqft | S$2,632,000 | ▼S$2,038 -9.1% vs FV | 99 yrs lease commencing from 2021 |
Nov 2022 | ANG MO KIO RISE Floor 16-20 | 1,292sqft | S$2,738,000 | ▼S$2,120 -5.4% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,179,000 | ▼S$2,156 -3.8% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,124,000 | ▼S$2,118 -5.5% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,363,000 | ▲S$2,281 +1.8% vs FV | 99 yrs lease commencing from 2021 |
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+5.3% vs FV
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+5.3% vs FV
ANG MO KIO RISE
Feb 2024 · Floor 01-05
+1.0% vs FV
ANG MO KIO RISE
Apr 2023 · Floor 11-15
-4.1% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+2.2% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+1.3% vs FV
ANG MO KIO RISE
Dec 2022 · Floor 06-10
-9.1% vs FV
ANG MO KIO RISE
Nov 2022 · Floor 16-20
-5.4% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-3.8% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-5.5% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 21-25
+1.8% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.