Ang Mo Kio Avenue 2, Sembawang Hills, North-east Region, Singapore
$3,068,000
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Total Transactions
30
Average Price
S2.4M
Total Value
S70.9M
Calculating fair value from URA transaction data…


License: L3006497D
Automated Valuation based on 1639 URA transactions · 102 outliers removed (IQR)
Fair Value
S$5.82M
S$1,944 psf
Asking Price
S$3.07M
S$1,025 psf
vs Market
-47.3%
Confidence
High
1639 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1639 comparable transactions
S$1,944
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,944
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | CASUARINA ROAD | 2,623 | S$3,950,000 | S$1,506 |
| 2025-08 | ANG MO KIO AVENUE 2 | 797 | S$1,610,000 | S$2,021 |
| 2025-08 | ANG MO KIO AVENUE 9 | 1,948 | S$2,200,000 | S$1,129 |
| 2025-08 | YIO CHU KANG ROAD | 1,485 | S$2,600,000 | S$1,750 |
| 2025-08 | YIO CHU KANG ROAD | 1,238 | S$2,510,000 | S$2,028 |
Showing 5 most recent transactions from 1639 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.