Ang Mo Kio Avenue 2, Kebun Bahru, North-east Region, Singapore
$5,500,000
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1049 URA transactions · 11 outliers removed (IQR)
Fair Value
S$3.57M
S$1,783 psf
Asking Price
S$5.50M
S$1,741 psf
vs Market
+54.2%
Confidence
High
1049 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1049 comparable transactions
S$1,783
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$1,783
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.