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The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…
Automated Valuation based on 195 URA transactions
Fair Value
S$2.12M
S$1,589 psf
Asking Price
S$3.00M
S$2,247 psf
vs Market
+41.5%
vs Last Done
+11.2%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
195 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
195 comparable transactions
S$1,903
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,589
Recent Comparable Transactions
10 shown · 195 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +27.2% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +27.2% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▲S$1,833 +15.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +22.5% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +21.8% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +30.1% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +36.3% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +33.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +29.4% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +33.2% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +24.4% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+27.2% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+27.2% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
+15.4% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+22.5% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+21.8% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+30.1% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+36.3% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+33.2% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+29.4% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+33.2% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+24.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 195 URA transactions (0 outliers removed), adjusted for: Tenure decay (19.7% discount); AI-detected value boosters: high ceiling, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.