**Rare & Spacious 2 bed 2 Bath with good size Master Bedroom and Balcony ️**Perfect for couples, newly wed or investors looking for a high rental yield ️**Bus stop right in front of side gate ️**Mixed development with 6 retail shops ️**Fully integrated smart home system Whatsapp George @ 9233XXXX for an exclusive viewing! CONNECTIVITY / ACCESSIBILITY • 5 mins walk to Marymount MRT (almost fully sheltered by HDB sheltered walkway) • Bus stops just right at the main entrance along Shunfu Rd and side gate along Marymount Rd • Quick access to major expressways: 5 mins to CTE 5 mins to PIE 15 mins to CBD AMENITIES • Retail shops within the compound • Just right across Shunfu Food Centre and Market • 5 mins walk to Upper Thomson stretch of cafes, eateries, shops • 5 mins drive to Bishan - Junction 8 shopping mall • 15 mins walk to Macritche Reservoir • 5 mins drive to Mount Alvernia Hospital SCHOOLS • Primary school within 1KM: Catholic High School (Primary and secondary) • 7 primary schools within 2KM, including: Ai Tong School Marymount Convent School Ang Mo Kio Primary • Prestigious secondary/tertiary schools nearby: Raffles Institution (Secondary and JC) Raffles Girls School (Secondary) Eunoia JC
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S3.3M
Total Value
S13.2M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 844 URA transactions · 14 outliers removed (IQR)
Fair Value
S$1.49M
S$1,956 psf
Asking Price
S$1.82M
S$2,382 psf
vs Market
+21.8%
Confidence
High
844 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
844 comparable transactions
S$1,881
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
+4%
Adjusted Fair Value PSF
S$1,956
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.