Jalan Insaf, Marymount, Central Region, Singapore
$11,800,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 2.5 + B Storey Semi-D @ Jalan Berjaya Jalan Insaf Clover Way - Tenure : Freehold - Land : 3500 sqft - Build : 5670 sqft - Facing : 0 - Rooms : 5 + 1 Helper's room - Bath : 6 Features : Home Features: • Land size 3500sf | Built-up approx. 5670sf • 2.5 storeys with street level basement + private lift + pool • 5 spacious ensuite bedrooms + helper room • Open-plan living & dining areas • Designer kitchen with premium appliances • Landscaped garden & entertainment terrace • EV charger ready, solar panel ready What Makes This Home Exceptional: This is more than just a house — it’s a statement of luxury, lifestyle, and location. Whether you’re a family prioritizing proximity to top schools or a discerning buyer seeking rare new homes in a mature estate, this is a once-in-a-generation opportunity. Modern Masterpiece in the Heart of Bishan — Rare Brand New Semi-Detached Home Step into architectural brilliance with this brand new, freehold semi-detached home, nestled in the highly coveted Bishan enclave. Perfectly positioned just a short stroll to Bishan MRT and Junction 8 Mall, this exquisite residence offers unmatched convenience in a vibrant yet tranquil neighborhood. Prime Location Highlights: • Mins walk to Bishan MRT (NS & Circle Lines) • Surrounded by amenities: Junction 8 Mall, cafés, eateries, supermarkets • Within 1km of Catholic High School – one of Singapore’s top SAP primary schools - Highy sought-after location which is a short walk to Bishan MRT and Junction8, with new upcoming commercial spaces and amenities announced in the Master Plan. Rarely available! Soo Chow Garden/Jln Chegar/Jln Khamis/Jln Isnin/Jln Pemimpin/Jln Berjaya/Clover Way/Clover Rise/Binchang Walk/ Clover Cres/Jln Hari Raya/Jln Rabu/Jln Minggu/Sin Ming Rd/Jln Keli/Jln Ikan Merah/Jln Belibas
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
Calculating fair value from URA transaction data…
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$4.16M
S$734 psf
Asking Price
S$11.80M
S$3,371 psf
vs Market
+183.6%
vs Last Done
+378.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Bishan
364m 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$734
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 -4.0% 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 -4.0% 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 +5.4% 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 +5.6% 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 -13.8% 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 -6.7% 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 -4.4% 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 -22.9% 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 -6.0% 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 -14.0% 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 -6.3% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+5.4% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-13.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-6.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-4.4% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-22.9% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-6.0% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-14.0% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-6.3% vs FV
HELIOS AI Analysis
This valuation report focuses on an HDB Executive unit located in the desirable district of Ang Mo Kio, boasting a remaining lease of 75 years. The estimated value of the property stands at an impressive $4,160,946, translating to a price per square foot of $734. Notably, this valuation is significantly above the market baseline, reflecting a substantial 183.6% difference, which indicates strong demand and a competitive market environment in the area.
The high model confidence associated with this valuation is underpinned by a robust analysis of 32 recent HDB resale transactions within the vicinity. This analysis reveals a consistent trend of elevated pricing, driven by factors such as the locality’s accessibility, amenities, and the overall appeal of Ang Mo Kio as a residential hub. The remaining lease of 75 years also ensures that prospective buyers can enjoy long-term tenure, further enhancing the property's attractiveness in a market that increasingly values longevity and stability in leasehold properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.