Ang Mo Kio Avenue 2, Sembawang Hills, North-east Region, Singapore
$3,288,000
Just listed – A Beautiful and Spacious 2.5-storey Cluster House, a Home with a basement, measuring 3,197 square feet, and ready for move-in. It’s conveniently located near the MRT station. This rare opportunity offers a generous space with basement parking, ideal for comfortable multi-generational living. With six bedrooms, an efficient layout, and bright, airy interiors, it’s perfect for families needing ample space without compromising on comfort. The home is move-in ready and well-maintained, so you can simply bring your luggage. Why families will love this home: - The 2.5-storey design with a basement provides generous space across multiple levels. - It’s move-in ready, meaning it’s well-maintained and requires no renovation. - The efficient layout maximises space and minimises wasted areas. - The bright and airy interiors offer excellent natural light and ventilation. - A granny room is included, perfect for elderly parents and guests. - A helper’s room and bathroom provide functionality for larger households. - The basement offers private car parking for up to two cars. This home is excellent for families: - It’s within a kilometre of CHIJ St. Nicholas Girls’ School and Ang Mo Kio Primary School. Prime location and convenience: - It’s close to Mayflower MRT Station. - The area is surrounded by eateries, supermarkets, and daily amenities. - There’s easy access to major roads and nearby conveniences. Homes offering six bedrooms, basement parking, and proximity to the MRT and top schools are rare finds. Contact our most friendly Ms Alexis Chia at 8100XXXX for viewing appointment. :)
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Total Transactions
20
Average Price
S2.5M
Total Value
S49.8M
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$2.25M
S$704 psf
Asking Price
S$3.29M
S$1,028 psf
vs Market
+46.0%
vs Last Done
+45.8%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Ang Mo Kio
1931m away
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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 29 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 +0.1% 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 +0.1% 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 -2.7% 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 -0.3% 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 +5.3% 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 -4.4% 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 -17.6% 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 -4.0% 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 -2.6% 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 -7.0% 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 -2.1% vs FV | 99yr from 1996 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-0.3% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+5.3% vs FV
Blk 613 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
-4.4% vs FV
Blk 613 ANG MO KIO AVE 4
Mar 2025 · Floor 01 TO 03
-17.6% vs FV
Blk 613 ANG MO KIO AVE 4
Feb 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 616 ANG MO KIO AVE 4
Jan 2025 · Floor 07 TO 09
-2.6% vs FV
Blk 614 ANG MO KIO AVE 4
Jan 2025 · Floor 10 TO 12
-7.0% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2024 · Floor 07 TO 09
-2.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 77 years, stands at an estimated value of $2,251,459, translating to $704 PSF. This valuation positions the property significantly above the market baseline, reflecting a remarkable 46% difference. Such a premium valuation can be attributed to several key factors, including the property's strategic location, the overall demand for executive HDB units in the region, and the enduring appeal of Ang Mo Kio as a mature estate.
Analysis based on 29 recent HDB resale transactions in the vicinity reinforces a high level of confidence in this valuation, denoted by a model confidence rating of High. The robust demand for HDB properties in Ang Mo Kio, particularly those with substantial remaining leases, indicates a resilient market dynamic. Buyers are increasingly drawn to the long-term value of properties in this area, which is well-serviced by amenities, transport links, and a vibrant community. As such, this executive HDB unit not only represents a solid investment opportunity but also underscores the shifting landscape of Singapore's public housing market, where quality and location are paramount in determining value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.