260b Ang Mo Kio Street 21 562260, Shangri-la, North-east Region, Singapore
$1,210,000
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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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$1.28M
S$1,050 psf
Asking Price
S$1.21M
S$995 psf
vs Market
-5.3%
vs Last Done
-6.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
1733m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$1,000
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$1,050
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 260B ANG MO KIO ST 21 Floor 25 TO 27 | 1,216sqft | S$1,300,000 | ▲S$1,069 +1.8% vs FV | 99yr from 2018 |
May 2026 | Blk 260B ANG MO KIO ST 21 Floor 25 TO 27 | 1,216sqft | S$1,300,000 | ▲S$1,069 +1.8% vs FV | 99yr from 2018 |
Jul 2025 | Blk 260B ANG MO KIO ST 21 Floor 07 TO 09 | 1,216sqft | S$1,190,000 | ▼S$978 -6.9% vs FV | 99yr from 2018 |
Jun 2024 | Blk 260B ANG MO KIO ST 21 Floor 10 TO 12 | 1,216sqft | S$1,160,000 | ▼S$954 -9.1% vs FV | 99yr from 2018 |
Blk 260B ANG MO KIO ST 21
May 2026 · Floor 25 TO 27
+1.8% vs FV
Blk 260B ANG MO KIO ST 21
May 2026 · Floor 25 TO 27
+1.8% vs FV
Blk 260B ANG MO KIO ST 21
Jul 2025 · Floor 07 TO 09
-6.9% vs FV
Blk 260B ANG MO KIO ST 21
Jun 2024 · Floor 10 TO 12
-9.1% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $1,277,151.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.