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…
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$2.29M
S$433 psf
Asking Price
S$8.70M
S$3,452 psf
vs Market
+279.4%
vs Last Done
+400.3%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
29 comps
Nearest MRT
Lorong Chuan
390m away · +5% premium
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)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$433
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 +59.4% 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 +59.4% 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 +22.2% 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 +62.8% 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 +78.8% 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 +79.0% 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 +46.2% 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 +58.2% 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 +62.1% 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 +30.7% 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 +45.7% vs FV | 99yr from 1978 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+59.4% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+59.4% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+22.2% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+62.8% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+78.8% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+79.0% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+46.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+58.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+62.1% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+30.7% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+45.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, with a remaining lease of 43 years, stands at an estimated value of $2,292,808, translating to $433 PSF. This valuation indicates a robust market signal, as it is positioned significantly above the baseline with a striking 279.4% difference. Such a premium valuation reflects the desirability of the Ang Mo Kio locale, which is characterized by its strategic connectivity, comprehensive amenities, and vibrant community living. This property not only offers a substantial living space but also presents an attractive proposition for potential buyers seeking long-term investment in a well-established district.
The high model confidence, based on an analysis of 29 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. The enduring appeal of Ang Mo Kio, combined with the diminishing lease term, creates a unique dynamic in the market. While the remaining lease of 43 years may typically suggest a cautious approach, the current demand trends indicate that buyers are willing to invest at a premium for properties that offer both space and location advantages. As such, this HDB Executive unit exemplifies the intersection of quality living and strategic investment, making it a noteworthy consideration for discerning buyers in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.