21 Ang Mo Kio Rise 569417, Shangri-la, North-east Region, Singapore
$1,660,000
Brand new 2 bed 1 bath for sale! Mins walk to Mayflower Mrt! * Newly TOP development - Brand new 2 bed 1 bath 678 sqft * North south facing * Efficient dumbell layout * 1 year developers' defects warranty * Full condo facilities *Short walk to Mayflower MRT * Within 1km to the highly sought-after Ai-Tong Primary and CHIJ St. Nicholas Girls' School * Excellent convenience with supermarkets, coffeeshops, shopping malls nearby Contact Chee Shiong at 9721XXXX or Sharon Loh at 9818XXXX to arrange a viewing today Discover this brand new 2-bedroom, 1-bathroom condominium at ANG MO KIO RISE, an exceptional opportunity for first-time buyers and young professionals. This spacious 678 sqft unit offers a modern living space with a well-designed dumbbell layout, ideal for comfortable urban living. Both bedrooms can easily accommodate queen-sized beds, providing flexibility and convenience. Located in District 20, this newly TOP development boasts a North-South facing orientation, ensuring good ventilation and natural light. The property comes with a 99-year leasehold tenure and a one-year developer’s defects warranty, offering peace of mind for new homeowners. Its prime location is just minutes from Mayflower MRT, providing seamless connectivity across Singapore. This condominium presents a premium choice for luxury market buyers and first-time homeowners alike. Enjoy unobstructed view, combined with excellent local amenities including supermarkets, shopping malls, and reputable schools within 1km. Contact Chee Shiong at 9721XXXX or Sharon Loh at 9818XXXX today to arrange a viewing.
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Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 370 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.52M
S$2,241 psf
Asking Price
S$1.66M
S$2,448 psf
vs Market
+9.3%
vs Last Done
+3.8%
Tenure
99 yrs
99-year Leasehold · Balance remaining
Confidence
High
370 comps
Nearest MRT
Ang Mo Kio
1821m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
370 comparable transactions
S$2,118
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
+2%
Adjusted Fair Value PSF
S$2,241
Recent Comparable Transactions
10 shown · 370 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +5.3% vs FV | 99 yrs lease commencing from 2021 |
Apr 2025 | ANG MO KIO RISE Floor 16-20 | 678sqft | S$1,600,000 | ▲S$2,359 +5.3% vs FV | 99 yrs lease commencing from 2021 |
Feb 2024 | ANG MO KIO RISE Floor 01-05 | 958sqft | S$2,168,000 | ▲S$2,263 +1.0% vs FV | 99 yrs lease commencing from 2021 |
Apr 2023 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,171,000 | ▼S$2,150 -4.1% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,378,000 | ▲S$2,291 +2.2% vs FV | 99 yrs lease commencing from 2021 |
Mar 2023 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,348,000 | ▲S$2,270 +1.3% vs FV | 99 yrs lease commencing from 2021 |
Dec 2022 | ANG MO KIO RISE Floor 06-10 | 1,292sqft | S$2,632,000 | ▼S$2,038 -9.1% vs FV | 99 yrs lease commencing from 2021 |
Nov 2022 | ANG MO KIO RISE Floor 16-20 | 1,292sqft | S$2,738,000 | ▼S$2,120 -5.4% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,179,000 | ▼S$2,156 -3.8% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 11-15 | 1,475sqft | S$3,124,000 | ▼S$2,118 -5.5% vs FV | 99 yrs lease commencing from 2021 |
Oct 2022 | ANG MO KIO RISE Floor 21-25 | 1,475sqft | S$3,363,000 | ▲S$2,281 +1.8% vs FV | 99 yrs lease commencing from 2021 |
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+5.3% vs FV
ANG MO KIO RISE
Apr 2025 · Floor 16-20
+5.3% vs FV
ANG MO KIO RISE
Feb 2024 · Floor 01-05
+1.0% vs FV
ANG MO KIO RISE
Apr 2023 · Floor 11-15
-4.1% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+2.2% vs FV
ANG MO KIO RISE
Mar 2023 · Floor 21-25
+1.3% vs FV
ANG MO KIO RISE
Dec 2022 · Floor 06-10
-9.1% vs FV
ANG MO KIO RISE
Nov 2022 · Floor 16-20
-5.4% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-3.8% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 11-15
-5.5% vs FV
ANG MO KIO RISE
Oct 2022 · Floor 21-25
+1.8% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.