Ang Mo Kio Street 13, Kebun Bahru, North-east Region, Singapore
$11,488,888






















PNG Landed Excellence Team Stunning Detached House with Luxury Interiors and Breathtaking Views. This exquisite Detached house has been meticulously rebuilt from the ground up, with an investment of approximately $6,000,000, crafting it into a truly majestic home. Situated atop a hill, this unique property boasts unobstructed panoramic views that will leave you in awe. Enjoy abundant natural light and a refreshing breeze every day, creating a serene living environment. The home features exceptional private amenities, including a spacious entertainment room equipped with a theater and karaoke system, perfect for hosting gatherings. Step outside to discover a beautifully landscaped garden where you can cultivate your own herbs, fruit trees, and vegetables. Additionally, an indoor gym provides a dedicated space for your daily workouts. For an added convenience, a home lift is included, making it easy for family members of all ages, especially the elderly, to navigate the home effortlessly. Home Features: Land Size: 5,550sqft Built-Up Area: 8,516sqft Approx Levels: 2 Storeys + Basement + Attic Rooms: Master Bedroom, 2 Junior Suites, 1 Ensuite Baby or Guest Room and 1 Common Room Facilities: Home Lift, Gym Room and Theater Room Tenure: Freehold Don’t miss the opportunity to own this exceptional property that combines luxury, comfort, and stunning views! Jalan Lanjut. Jalan Mengkudu. Jalan Chempedak. Jalan Leban. Jalan Batai. Jalan Menarong. Jalan Rukam. Jalan Chengam. Jalan Sappan. Jalan Kuras. Jalan Gelenggang. Jalan Tarum. Sembawang Hills Drive. Jalan Telang. Thomson View. Thomson Walk. Thomson Heights. Thomson Terrace. Thomson Hill. Thomson Green. Thomson Hills Drive. Thomson Close. Serenade Walk. St Nicholas View. Ellington Square. Shangri-La Close. Shangri-La Walk. Upper Thomson Road. Casuarina Road. Nemesu Avenue. Casuarina Walk. Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$6.00M
S$704 psf
Asking Price
S$11.49M
S$1,350 psf
vs Market
+91.6%
vs Last Done
+95.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Ang Mo Kio
1738m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$671
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -2.0% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -2.0% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▼S$529 -24.9% vs FV | 99yr from 1981 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +0.1% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +9.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +10.1% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -10.1% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -2.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▼S$702 -0.3% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -19.6% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▼S$631 -10.4% vs FV | 99yr from 1978 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-2.0% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-2.0% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-24.9% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+9.9% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+10.1% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-10.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.3% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-19.6% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-10.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the highly sought-after area of Ang Mo Kio indicates a robust estimated value of $5,997,316, translating to a notable $704 PSF. This valuation is particularly significant given the remaining lease of 75 years, which positions the property favorably within the market, reflecting both its desirability and the strategic location within a mature estate.
Our analysis reveals that the estimated value is approximately 91.6% above the baseline market signal, suggesting a premium positioning that underscores the appeal of this property among potential buyers. This elevated valuation is supported by a comprehensive appraisal of 29 recent HDB resale transactions in the vicinity, indicating a high level of market confidence. The strong demand in Ang Mo Kio, coupled with the limited supply of larger HDB units, further accentuates the competitive nature of this market segment, making this Executive flat an attractive investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.