21 Ang Mo Kio Rise 569417, Shangri-la, North-east Region, Singapore
$5,000 /month
- Brand New. - Unblocked View. - Bright And Well Ventilated. - Good Size Rooms. Squarish And Effective Layout. - Primary Schools Within 1Km: Ai Tong Sch, Ang Mo Kio Pri Sch, CHIJ St Nicholas Girls’ Sch. - Primary Schools Between 1 – 2Km: Anderson Pri Sch, Catholic High Sch, Mayflower Pri Sch, Teck Ghee Pri Sch. - Near To Mayflower MRT (TE6). - Seamlessly Connected To CTE. Meet Angus and Tricia: Your Dynamic Real Estate Power Couple. Real estate isn’t just about buying and selling - it’s about making the right moves at the right time. And that’s where we come in. As Millionaire Producers with a combined experience of more than 20 years, we also lead a powerhouse team of over 80 dedicated real estate agents, specializing in delivering results that matter - helping clients to Move Fast, Buy Smart, Sell Strong and Win Big. In today's digital age, presence is key, and Angus and Tricia excel in this realm. With a strong social media following of over 80,000 combined followers on Instagram (@vaingloriousyou / @anguslim_), this gives your listing maximum exposure like no other. Our approach is simple: strategic, data-driven, and always focused on future proofing your assets. When you work with us, you’re making a move that sets you up for long-term success. Let’s make it happen. Your dream home, your next big profit - we handle both. Serious about winning in real estate? So are we! Angus Lim 9635.3065 / Tricia Ong 9029.7512
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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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Estimated sale value based on 370 URA transactions · 3 outliers removed (IQR)
Fair Value
S$2.11M
S$2,202 psf
Asking Price
S$5,000
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
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
+4%
Adjusted Fair Value PSF
S$2,202
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 +7.1% 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 +7.1% 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 +2.8% 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 -2.4% 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 +4.0% 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 +3.1% 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 -7.4% 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 -3.7% 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 -2.1% 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 -3.8% 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 +3.6% vs FV | 99 yrs lease commencing from 2021 |
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+7.1% vs FV
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+7.1% vs FV
ANG MO KIO RISE
Feb 2024 · Floor 01-05
+2.8% vs FV
ANG MO KIO RISE
Apr 2023 · Floor 11-15
-2.4% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+4.0% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+3.1% vs FV
ANG MO KIO RISE
Dec 2022 · Floor 06-10
-7.4% vs FV
ANG MO KIO RISE
Nov 2022 · Floor 16-20
-3.7% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-2.1% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-3.8% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 21-25
+3.6% 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.