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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…
Automated Valuation based on 1292 URA transactions · 4 outliers removed (IQR)
Fair Value
S$979,591
S$1,821 psf
Asking Price
S$1.13M
S$2,097 psf
vs Market
+15.2%
vs Last Done
+39.2%
Tenure
Freehold
No lease decay
Confidence
High
1292 comps
Nearest MRT
Ang Mo Kio
2388m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1292 comparable transactions
S$1,751
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$1,821
Recent Comparable Transactions
10 shown · 1292 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▼S$1,506 -17.3% vs FV | Freehold |
Aug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▼S$1,506 -17.3% vs FV | Freehold |
Aug 2025 | SIN MING WALK Floor 16-20 | 1,399sqft | S$2,391,000 | ▼S$1,709 -6.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor - | 2,799sqft | S$2,648,000 | ▼S$946 -48.1% 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 +11.0% 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 +0.7% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | CASUARINA ROAD Floor - | 1,516sqft | S$4,225,000 | ▲S$2,788 +53.1% vs FV | Freehold |
Jul 2025 | CASUARINA ROAD Floor - | 3,216sqft | S$5,100,000 | ▼S$1,586 -12.9% vs FV | Freehold |
Jul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▼S$1,415 -22.3% vs FV | 99 yrs lease commencing from 1991 |
Jul 2025 | ELLINGTON SQUARE Floor - | 2,131sqft | S$4,500,000 | ▲S$2,111 +15.9% vs FV | Freehold |
Jul 2025 | SEMBAWANG HILLS DRIVE Floor - | 2,193sqft | S$4,900,000 | ▲S$2,235 +22.7% vs FV | Freehold |
CASUARINA ROAD
Aug 2025 · Floor -
-17.3% vs FV
CASUARINA ROAD
Aug 2025 · Floor -
-17.3% vs FV
SIN MING WALK
Aug 2025 · Floor 16-20
-6.2% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor -
-48.1% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+11.0% vs FV
SIN MING WALK
Aug 2025 · Floor 06-10
+0.7% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
+53.1% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
-12.9% vs FV
SIN MING WALK
Jul 2025 · Floor 06-10
-22.3% vs FV
ELLINGTON SQUARE
Jul 2025 · Floor -
+15.9% vs FV
SEMBAWANG HILLS DRIVE
Jul 2025 · Floor -
+22.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1292 URA transactions (4 outliers removed), adjusted for: AI-detected value boosters: freehold, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.