












Unit Highlights • Fully Renovated & Move-In Ready – Meticulously maintained, almost brand new condition • Smart Home System – Enjoy seamless control of lighting, air-conditioning, and security • North-South Facing – Bright and breezy with no afternoon sun • Unblocked View – Peaceful greenery outlook, offering privacy and tranquility • Efficient Layout – Spacious living and dining areas designed for functionality • Cosy Ambience – Thoughtfully designed interiors, ideal for young couples or small families • Serious Seller – Priced to Sell! Pls call Hp #9#6#8#3#7#6#4#0# This is an amazing opportunity to own an unblock city view in Singapore District 20 near upper Thomson MRT! This unit boasts of a spacious living room and an unblock view. . This unit have 2 bedroom and 1 bathroom This piece of gem proves to be a property well-loved by owners who enjoy the peace and serenity provided by the vast greenery, a welcome shelter from the hustle and bustle of city living . It is less than 5 min drive to Upper Thomson mrt with nearby amenities like Supermarkets , amenities… It is strategically located at the convergence of 2 major expressways (SLE & CTE ), connecting you to every other part of Singapore ***IEA (RES- Gold Awards 2012/2013/2014/2015) ***ERA Overall Top 50 achievers 2012-2023 Out of 8000 plus agents) ***ERA Overall Top 3 Resale Achiever (3rd ) ( Transactions)- 2016 ( Out of 6000plus agents) Disclaimer: 1) All land and built up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact. 2) Images & floor plans shown are for illustration purposes and may not represent the actual property
D20 - Ang Mo Kio
Mayflower MRT
1 January 2023
Small (48 units)
48 units
2 Blocks, 5 Floors
TEE Land Limited
Lattice One has a total of 48 units, from 2 Bed - 1 Bath to 4 Bed - 3 Bath units. There are 25 types of floor plans from 538 sqft to 1,184 sqft.
Lattice One has 2 blocks and up to 05 storeys.
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Total Transactions
3
Average Price
S1.9M
Total Value
S5.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1314 URA transactions · 4 outliers removed (IQR)
Fair Value
S$1.03M
S$1,674 psf
Asking Price
S$1.38M
S$2,248 psf
vs Market
+34.3%
vs Last Done
+49.3%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
1314 comps
Nearest MRT
Ang Mo Kio
2388m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1314 comparable transactions
S$1,748
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,674
Recent Comparable Transactions
10 shown · 1314 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▼S$1,506 -10.0% vs FV | Freehold |
Aug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▼S$1,506 -10.0% vs FV | Freehold |
Aug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▲S$1,709 +2.1% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor - | 2,799sqft | S$2,648,000 | ▼S$946 -43.5% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +20.7% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | SIN MING WALK Floor 06-10 | 1,227sqft | S$2,250,000 | ▲S$1,834 +9.6% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | CASUARINA ROAD Floor - | 1,516sqft | S$4,225,000 | ▲S$2,788 +66.5% vs FV | Freehold |
Jul 2025 | CASUARINA ROAD Floor - | 3,216sqft | S$5,100,000 | ▼S$1,586 -5.3% vs FV | Freehold |
Jul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▼S$1,415 -15.5% vs FV | 99 yrs lease commencing from 1991 |
Jul 2025 | ELLINGTON SQUARE Floor - | 2,131sqft | S$4,500,000 | ▲S$2,111 +26.1% vs FV | Freehold |
Jul 2025 | SEMBAWANG HILLS DRIVE Floor - | 2,193sqft | S$4,900,000 | ▲S$2,235 +33.5% vs FV | Freehold |
CASUARINA ROAD
Aug 2025 · Floor -
-10.0% vs FV
CASUARINA ROAD
Aug 2025 · Floor -
-10.0% vs FV
SIN MING WALK
Aug 2025 · Floor 16-20
+2.1% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor -
-43.5% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+20.7% vs FV
SIN MING WALK
Aug 2025 · Floor 06-10
+9.6% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
+66.5% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
-5.3% vs FV
SIN MING WALK
Jul 2025 · Floor 06-10
-15.5% vs FV
ELLINGTON SQUARE
Jul 2025 · Floor -
+26.1% vs FV
SEMBAWANG HILLS DRIVE
Jul 2025 · Floor -
+33.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1314 URA transactions (4 outliers removed), adjusted for: Tenure decay (8.8% discount); AI-detected value boosters: fully renovated, move-in condition, smart home, unblocked view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.