Nestled in a prime location, this well-designed 2+Study unit at Grandeur 8 offers an Inward-facing orientation and has been tastefully renovated to an impeccable standard—perfect for discerning buyers seeking both comfort and quality. Move-in Condition. Main Door Facing: North The unit enjoys a North–South facing orientation, enhancing natural airflow and excellent cross-ventilation throughout the home. Convenience is at your doorstep, with NTUC, Sheng Siong, and the nearby hawker centre all within walking distance, while the Park Connector Network (PCN) provides seamless connectivity for leisure and daily commuting. **1km Schools** - Anderson Primary School - Jing Shan Primary School - Mayflower Primary School **MRT/LRT Accessibility:** - NS15 Yio Chu Kang - CR11 Ang Mo Kio (U/C) - NS16 Ang Mo Kio Don't miss out on this exceptional investment opportunity! Contact LIEW YEE BEY at 9475XXXX for more details and to arrange a viewing today.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
95
Average Price
S1.6M
Total Value
S153.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 162 URA transactions · 4 outliers removed (IQR)
Fair Value
S$1.70M
S$1,521 psf
Asking Price
S$1.58M
S$1,412 psf
vs Market
-7.2%
Confidence
High
162 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
162 comparable transactions
S$1,463
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
+4%
Adjusted Fair Value PSF
S$1,521
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | ANG MO KIO CENTRAL 3 | 1,410 | S$2,129,888 | S$1,510 |
| 2025-07 | ANG MO KIO CENTRAL 3 | 1,259 | S$1,830,000 | S$1,453 |
| 2025-06 | MAYFLOWER CRESCENT | 3,443 | S$5,450,000 | S$1,583 |
| 2025-06 | ANG MO KIO AVENUE 8 | 872 | S$1,650,000 | S$1,892 |
| 2025-06 | ANG MO KIO CENTRAL 3 | 1,410 | S$2,118,000 | S$1,502 |
Showing 5 most recent transactions from 162 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.