Jalan Berjaya, Marymount, Central Region, Singapore
$8,888,000
Call Botak Roy @ 8.7.0.0.6.6.6.1 for Exclusive Viewing PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~ ️ D20 ️ 8.7.0.0.6.6.6.1 New 2.5 Sty+Basement SemiD @ Thomson Hill Tenure: Freehold Land: 2800 sqft Build: 7077 sqft approx. Facing: West Rooms: 5+1+1 Bath: 7 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, 5-min 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 Crafted by renowned architect Edmund Ng of Edmund Ng Architects, this residence is a stunning showcase of contemporary form and function. Clean lines, voluminous spaces, and thoughtful orientation bring natural light into every corner, creating a calm, gallery-like living experience. 2.5 storeys with street level basement + private lift + pool Open-plan living & dining areas, Designer kitchen with premium appliances, Landscaped garden & entertainment terrace, EV charger ready, solar panel ready 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. Call Botak Roy @ 8.7.0.0.6.6.6.1 for Exclusive Viewing
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Total Transactions
8
Average Price
S8.4M
Total Value
S67.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$5.19M
S$734 psf
Asking Price
S$8.89M
S$3,174 psf
vs Market
+71.1%
vs Last Done
+350.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Bishan
486m 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 |
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 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +1.0% vs FV | 99yr from 1980 |
Apr 2025 | Blk 613 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,080,000 | ▼S$673 -8.3% vs FV | 99yr from 1996 |
Mar 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,604sqft | S$930,000 | ▼S$580 -21.0% vs FV | 99yr from 1996 |
Feb 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,135,000 | ▼S$676 -7.9% vs FV | 99yr from 1996 |
Jan 2025 | Blk 616 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,604sqft | S$1,100,000 | ▼S$686 -6.5% vs FV | 99yr from 1996 |
Jan 2025 | Blk 614 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,604sqft | S$1,050,000 | ▼S$655 -10.8% vs FV | 99yr from 1996 |
Sep 2024 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,090,000 | ▼S$689 -6.1% vs FV | 99yr from 1996 |
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 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 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-8.3% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-21.0% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-7.9% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-6.5% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-10.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2024 · Floor 07 TO 09
-6.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, with a remaining lease of 75 years, stands at an impressive estimated value of $5,193,476, translating to $734 PSF. This valuation not only reflects the intrinsic worth of the property but also signals a robust demand in the local real estate market. The current market positioning indicates a notable 71.1% difference from the baseline, suggesting that this property is commanding a premium price compared to similar units within the vicinity.
Supported by a strong model confidence rating, derived from an analysis of 32 recent HDB resale transactions in the area, this valuation underscores the dynamic market conditions in Ang Mo Kio. The substantial remaining lease period of 75 years contributes to the property’s appeal, as buyers are increasingly motivated by long-term stability and the potential for capital appreciation. As such, this executive HDB unit represents not just a home, but a strategic investment opportunity in a thriving residential enclave.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.