260a Ang Mo Kio Street 21 561260, Shangri-la, North-east Region, Singapore
$1,028,000
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Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 8 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.04M
S$1,048 psf
Asking Price
S$1.03M
S$1,039 psf
vs Market
-0.8%
vs Last Done
+3.5%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Ang Mo Kio
1710m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$998
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$1,048
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 260A ANG MO KIO ST 21 Floor 10 TO 12 | 990sqft | S$993,888 | ▼S$1,004 -4.2% vs FV | 99yr from 2018 |
Jun 2026 | Blk 260A ANG MO KIO ST 21 Floor 10 TO 12 | 990sqft | S$993,888 | ▼S$1,004 -4.2% vs FV | 99yr from 2018 |
Jan 2026 | Blk 260A ANG MO KIO ST 21 Floor 22 TO 24 | 1,001sqft | S$1,080,000 | ▲S$1,079 +3.0% vs FV | 99yr from 2018 |
Nov 2025 | Blk 260A ANG MO KIO ST 21 Floor 19 TO 21 | 1,001sqft | S$1,040,888 | ▼S$1,040 -0.8% vs FV | 99yr from 2018 |
Nov 2025 | Blk 260A ANG MO KIO ST 21 Floor 16 TO 18 | 990sqft | S$1,038,000 | ▼S$1,048 0.0% vs FV | 99yr from 2018 |
Jun 2025 | Blk 260A ANG MO KIO ST 21 Floor 19 TO 21 | 1,001sqft | S$1,040,000 | ▼S$1,039 -0.9% vs FV | 99yr from 2018 |
May 2025 | Blk 260A ANG MO KIO ST 21 Floor 01 TO 03 | 990sqft | S$850,000 | ▼S$858 -18.1% vs FV | 99yr from 2018 |
Nov 2024 | Blk 260A ANG MO KIO ST 21 Floor 13 TO 15 | 1,001sqft | S$960,000 | ▼S$959 -8.5% vs FV | 99yr from 2018 |
Nov 2024 | Blk 260A ANG MO KIO ST 21 Floor 13 TO 15 | 1,001sqft | S$960,000 | ▼S$959 -8.5% vs FV | 99yr from 2018 |
Blk 260A ANG MO KIO ST 21
Jun 2026 · Floor 10 TO 12
-4.2% vs FV
Blk 260A ANG MO KIO ST 21
Jun 2026 · Floor 10 TO 12
-4.2% vs FV
Blk 260A ANG MO KIO ST 21
Jan 2026 · Floor 22 TO 24
+3.0% vs FV
Blk 260A ANG MO KIO ST 21
Nov 2025 · Floor 19 TO 21
-0.8% vs FV
Blk 260A ANG MO KIO ST 21
Nov 2025 · Floor 16 TO 18
0.0% vs FV
Blk 260A ANG MO KIO ST 21
Jun 2025 · Floor 19 TO 21
-0.9% vs FV
Blk 260A ANG MO KIO ST 21
May 2025 · Floor 01 TO 03
-18.1% vs FV
Blk 260A ANG MO KIO ST 21
Nov 2024 · Floor 13 TO 15
-8.5% vs FV
Blk 260A ANG MO KIO ST 21
Nov 2024 · Floor 13 TO 15
-8.5% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $1,036,594.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.