Jalan Binchang, Marymount, Central Region, Singapore
$7,500,000









Land size:3212sqft Build in: 3875sqft Status: Corner Terrace, 2 Storey with Attic and a heated pool on ground floor Nestled in the serene enclave of Lauw and Sons Gardens District 20, Singapore, stands as a testament to innovative design and architectural excellence. Crafted by the renowned HYLA Architects, this residence is a harmonious blend of form and function, offering a sanctuary that balances modern aesthetics with practical living. The design concept, aptly named Surprising Seclusion, transforms the conventional landed house into a private retreat. The façade features a striking interplay of concrete and grey-faced brick, creating a monolithic yet inviting presence. A sculptural staircase ascends from the ground level, leading to a family room that opens to a naturally ventilated courtyard. This central space, complete with a pool and stepped planters, serves as the heart of the home, fostering a seamless connection between indoor and outdoor living. Inside, the residence continues its commitment to minimalist elegance. Custom storage solutions echo the home’s geometric forms, while interior gardens introduce verdant contrasts to the predominantly grey palette. Bathrooms are thoughtfully designed with brick openings that provide ventilation without compromising privacy, enhancing the sense of tranquility throughout the home. Please contact Stella Koh at 9815 XXXX for a better understanding of this beautiful property and viewings arrangement. **The property images used in this advertisement are not actual photos of the premises. Due to privacy considerations, similar images have been provided strictly for illustration purposes only. All images on this website are for general reference only and do not constitute any part of a contract. While reasonable care has been taken to ensure accuracy, interested parties are advised to conduct their own inspection & verification. The owners & agents accept no liability.**
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 12 HDB resale transactions (data.gov.sg)
Fair Value
S$1.62M
S$504 psf
Asking Price
S$7.50M
S$2,335 psf
vs Market
+363.4%
vs Last Done
+231.2%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
12 comps
Nearest MRT
Bishan
380m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
12 comparable transactions
S$659
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$504
Recent Comparable Transactions
10 shown · 12 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 +39.9% 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 +39.9% vs FV | 99yr from 1980 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +47.0% vs FV | 99yr from 1980 |
Jul 2024 | Blk 611 ANG MO KIO AVE 5 Floor 10 TO 12 | 1,916sqft | S$1,300,000 | ▲S$678 +34.5% vs FV | 99yr from 1980 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +25.6% vs FV | 99yr from 1981 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▲S$566 +12.3% 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 +36.9% 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 +25.2% 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 +36.5% vs FV | 99yr from 1978 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▲S$529 +5.0% vs FV | 99yr from 1981 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +25.6% vs FV | 99yr from 1979 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+39.9% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+39.9% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+47.0% vs FV
Blk 611 ANG MO KIO AVE 5
Jul 2024 · Floor 10 TO 12
+34.5% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+25.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+12.3% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+36.9% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+25.2% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+36.5% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+5.0% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+25.6% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Ang Mo Kio, with an estimated value of $1,618,510 ($504 PSF), presents a compelling case for investment despite its remaining lease of 51 years. This valuation reflects a significant market signal, being positioned 363.4% above the baseline, indicating a strong demand for properties within this neighborhood. The premium pricing can be attributed to several factors, including the strategic location of Ang Mo Kio, which is well-connected to major transport links and amenities, enhancing its appeal to potential homeowners and investors alike.
However, it is essential to note that the model confidence in this valuation remains at a medium level, derived from an analysis of 12 recent HDB resale transactions in the vicinity. This suggests that while the demand is robust, fluctuations in market conditions or buyer sentiment could influence future valuations. As the remaining lease period continues to shorten, it will be crucial for stakeholders to monitor market dynamics and buyer behaviors in order to make informed decisions regarding this asset in the coming years.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.