Experience modern living in this stunning 2-bedroom, 1-bathroom condominium available for sale now at 21, Ang Mo Kio Rise, Singapore. This 617 sqft unit features a modern kitchen with high-quality furnishings, air conditioning for your comfort, and a delightful balcony to enjoy your morning coffee. The property is secure with covered car parking and a diligent security guard on duty. Conveniently located just 1.2 km from Mayflower MRT Station (1.2 km) and 1.5 km from Bright Hill MRT Station (1.5 km), commuting is a breeze. Families will appreciate the proximity to Little Harvard International Preschool (1.1 km) and Mayflower Secondary School (1.4 km), ensuring education is just a short distance away. For your daily needs, Ang Mo Supermarket (1.3 km) and Sheng Siong Supermarket (1.5 km) are also nearby, making grocery shopping hassle-free. Don’t miss out on this fantastic opportunity to own a beautiful home in a prime location. Schedule a viewing today and make this dream home yours!
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Total Transactions
1
Average Price
S2.2M
Total Value
S2.2M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1120 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.07M
S$1,739 psf
Asking Price
S$1.60M
S$2,593 psf
vs Market
+49.1%
Confidence
High
1120 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1120 comparable transactions
S$1,739
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$1,739
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | SIN MING WALK | 1,399 | S$2,391,000 | S$1,709 |
| 2025-08 | ANG MO KIO AVENUE 2 | 2,799 | S$2,648,000 | S$946 |
| 2025-08 | ANG MO KIO AVENUE 2 | 797 | S$1,610,000 | S$2,021 |
| 2025-08 | SIN MING WALK | 1,227 | S$2,250,000 | S$1,834 |
| 2025-07 | SIN MING WALK | 1,324 | S$1,873,888 | S$1,415 |
Showing 5 most recent transactions from 1120 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.