Walk-up apartment Quiet and peaceful surrounding Serene environment Originally 2-bedder, converted to 3-bedder Store removed for larger kitchen Renovated unit Move in condition ✅️ bus services available ✅️ short walk to Lentor MRT ✅️ near schools and amenities Please call/sms Novene Ng @ 9.067.6014 to arrange for a viewing now! For more real estate matters, please visit my website @ https://9067XXXX.eraagent.sg Be our VIP and receive free valued services from RealtyWatch by ERA - New tech tools and reports that will further educate and empower your property transaction decisions @ https://9067XXXX.eraagent.sg/realtywatch
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…


License: L3002382K
Automated Valuation based on 1073 URA transactions
Fair Value
S$2.09M
S$1,811 psf
Asking Price
S$1.27M
S$1,102 psf
vs Market
-39.1%
Confidence
High
1073 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1073 comparable transactions
S$1,742
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$1,811
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | ANG MO KIO AVENUE 2 | 2,799 | S$2,648,000 | S$946 |
| 2025-08 | ANG MO KIO AVENUE 9 | 1,948 | S$2,200,000 | S$1,129 |
| 2025-08 | YIO CHU KANG ROAD | 1,485 | S$2,600,000 | S$1,750 |
| 2025-08 | YIO CHU KANG ROAD | 1,238 | S$2,510,000 | S$2,028 |
| 2025-08 | YIO CHU KANG ROAD | 1,292 | S$1,760,000 | S$1,363 |
Showing 5 most recent transactions from 1073 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.