Jalan Binchang, Marymount, Central Region, Singapore
$9,000,000
Discover your dream home in this stunning 3886 sqft Semi-Detached House available now for sale. This exquisite property features 4 spacious bedrooms and 4 modern bathrooms, perfect for families seeking comfort and style. Enjoy the convenience of living close to essential amenities, with Bishan MRT Station just 1.1 km away and Marymount MRT Station approximately 1.4 km. Families will appreciate the proximity to renowned schools like Catholic High School (0.9 km) and Raffles Institution (1.2 km) For your shopping needs, FairPrice Bishan (1.4 km) and FairPrice Finest (1.2 km) are nearby, making grocery runs a breeze. Indulge in retail therapy at Junction 8 (1.1 km) and Bishan Mall (1.3 km), offering a variety of shopping and dining options. This home boasts notable features such as air conditioning, a lovely balcony, and covered car parking, providing comfort and convenience. Don’t miss this opportunity to own a beautiful home in a prime location. Schedule a viewing today and take the first step towards your new lifestyle!
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$2.04M
S$526 psf
Asking Price
S$9.00M
S$2,088 psf
vs Market
+340.5%
vs Last Done
+263.8%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bishan
380m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$526
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +9.1% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +9.1% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -0.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -0.6% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +20.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▲S$570 +8.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -4.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -1.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▲S$576 +9.5% vs FV | 99yr from 1978 |
Mar 2026 | Blk 610 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,001sqft | S$545,000 | ▲S$544 +3.4% vs FV | 99yr from 1980 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▲S$561 +6.7% vs FV | 99yr from 1981 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+9.1% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+9.1% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-0.2% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-0.6% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+20.9% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+8.4% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-4.0% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-1.0% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+9.5% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+3.4% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
+6.7% vs FV
HELIOS AI Analysis
The HDB 4-room property located in Ang Mo Kio presents a compelling valuation of $2,043,303, translating to a price per square foot (PSF) of $526. This valuation is marked as significantly above the market average, with a remarkable 340.5% difference from the baseline. Such a premium position in the market signals strong demand dynamics and indicates that buyers are willing to pay a substantial premium for properties in this sought-after location.
With a remaining lease of 51 years, the property not only benefits from the established reputation of Ang Mo Kio as a desirable residential area but also reflects the increasing confidence in HDB properties as viable long-term investments. The model confidence rating is high, supported by an extensive analysis of 500 recent HDB resale transactions in the vicinity, which underscores the robustness of this valuation. The combination of a stable lease period and strong market signals positions this property as a strategic asset in the current real estate landscape of Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.