





Looking for a rare 2-bedder with the kind of space newer condos can’t offer? This 1,152 sqft unit at Far Horizon Gardens features an expansive living and dining area and a huge master bedroom, perfect for those who value ample room to live comfortably and layout efficiency. Key Highlights: • Generous Size & Layout • Expansive Living & Dining • Huge Master Bedroom • Practical & Functional Schools: • Anderson Primary School • Presbyterian High School • Yio Chu Kang Secondary School • Mayflower Primary School • Anderson Serangoon Junior College  Location & Connectivity: • Near Lentor MRT (0.4 km) and Yio Chu Kang MRT (approx. 0.67 km) d  • Easy access to CTE, TPE, SLE — quick drives to Orchard, CBD, and schools in Bishan/AMK Please note that photos are AI-generated to illustrate layout potential. Unit is in original condition.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
27
Average Price
S1.6M
Total Value
S43.3M
Calculating fair value from URA transaction data…
Automated Valuation based on 302 URA transactions · 16 outliers removed (IQR)
Fair Value
S$1.24M
S$1,073 psf
Asking Price
S$1.10M
S$955 psf
vs Market
-11.0%
vs Last Done
-15.4%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
302 comps
Nearest MRT
Ang Mo Kio
1948m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
302 comparable transactions
S$1,227
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.223
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,073
Recent Comparable Transactions
10 shown · 302 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,200,000 | ▲S$1,129 +5.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,200,000 | ▲S$1,129 +5.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,485sqft | S$2,600,000 | ▲S$1,750 +63.1% vs FV | Freehold |
Aug 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,292sqft | S$1,760,000 | ▲S$1,363 +27.0% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,152sqft | S$1,510,000 | ▲S$1,311 +22.2% vs FV | 99 yrs lease commencing from 1993 |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,044sqft | S$1,100,000 | ▼S$1,054 -1.8% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,216sqft | S$1,600,000 | ▲S$1,315 +22.6% vs FV | 99 yrs lease commencing from 1993 |
Jun 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,180,000 | ▲S$1,119 +4.3% vs FV | 99 yrs lease commencing from 1982 |
Jun 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,485sqft | S$2,600,000 | ▲S$1,750 +63.1% vs FV | Freehold |
Jun 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,216sqft | S$1,518,000 | ▲S$1,248 +16.3% vs FV | 99 yrs lease commencing from 1993 |
May 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,550sqft | S$1,980,000 | ▲S$1,277 +19.0% vs FV | 99 yrs lease commencing from 2001 |
ANG MO KIO AVENUE 9
Aug 2025 · Floor 06-10
+5.2% vs FV
ANG MO KIO AVENUE 9
Aug 2025 · Floor 06-10
+5.2% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+63.1% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 06-10
+27.0% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+22.2% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
-1.8% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
+22.6% vs FV
ANG MO KIO AVENUE 9
Jun 2025 · Floor 06-10
+4.3% vs FV
YIO CHU KANG ROAD
Jun 2025 · Floor 06-10
+63.1% vs FV
YIO CHU KANG ROAD
Jun 2025 · Floor 06-10
+16.3% vs FV
ANG MO KIO AVENUE 9
May 2025 · Floor 06-10
+19.0% vs FV
HELIOS AI Analysis
Based on 302 URA transactions (16 outliers removed), adjusted for: Tenure decay (77.7% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.