Mei Hwan Drive, Lorong Chuan, North-east Region, Singapore
$8,700,000
Light-Filled Freehold Corner Terrace with impressive ceiling heights Brand new 2.5-storey freehold corner terrace, nestled in the heart of Serangoon Gardens. Designed to breathe—this corner terrace is thoughtfully built with C shape layout, allowing natural light and air to flow through every level. This rare home combines timeless materials with family-friendly functionality, perfect for those upgrading to landed living. Key Features: • Freehold, just TOP, carpentry built in • Approx. 2,520 sqft land | ~5,300+ sqft built-up • 5 Bedrooms (All En-Suite) + Helper’s Room • Private Pool, Jacuzzi & Home Lift • Park 2 Cars Well planned layout across 4 split levels. Ground Floor: Living & dining zones | Dry & wet kitchen | Powder room | Helper’s room with bath | Pool & Jacuzzi | 1st Court Yard Mezzanine Floor: Common en-suite bedroom | Family lounge | Court Yard 2 2nd Floor: Master suite | Common en-suite bedroom Attic: Spacious junior suite | Common en-suite bedroom Materials & Finishes: • Marble, limestone & granite with natural veining for a rich, organic texture • Granite flooring pre-polished with artisanal detailing at joints • Timber floors with unique grain and tone—no two rooms are alike This home is built for those who appreciate quiet luxury, natural light, and thoughtful space planning. Listed by Karolyn & Johnny | WenJia Property Real estate for families, by a family. All details to be 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…


License: L3009250K
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$2.28M
S$429 psf
Asking Price
S$8.70M
S$3,452 psf
vs Market
+282.3%
vs Last Done
+389.6%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
32 comps
Nearest MRT
Lorong Chuan
390m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$666
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$429
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +64.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +64.3% 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 +80.4% 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 +80.7% 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 +47.6% 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 +59.7% 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 +63.6% 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 +31.9% 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 +60.8% 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 +47.1% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▲S$688 +60.4% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+64.3% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+64.3% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+80.4% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+80.7% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+47.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+59.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+63.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+31.9% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+60.8% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+47.1% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+60.4% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Ang Mo Kio presents a compelling investment opportunity, characterized by a robust estimated value of $2,275,443, translating to $429 PSF. This valuation reflects a significant market signal, positioning the property at an impressive 282.3% above the baseline valuation, indicative of strong demand and competitive pricing in the area. With a remaining lease of 43 years, this property benefits from the balance of long-term tenure while still appealing to potential buyers looking for substantial living space in a well-established neighborhood.
The high model confidence, derived from analyzing 32 recent HDB resale transactions within the vicinity, reinforces the credibility of this valuation. A thorough examination of market dynamics reveals that Ang Mo Kio remains a coveted location, attracting families and investors alike due to its strategic connectivity and comprehensive amenities. As such, this HDB Executive unit not only offers a desirable living environment but also stands as a sound investment, poised to appreciate further given the current market trends and the limited supply of similar properties in the region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.