Jalan Binchang, Marymount, Central Region, Singapore
$11,800,000
★ Modern Masterpiece in the Heart of Bishan! ★ Rare Brand New Semi-Detached Home With Huge Regular Land & Wide Frontage 12.6m! Step into architectural brilliance with this brand new, freehold semi-detached home, nestled in the highly coveted Bishan enclave. Perfectly positioned just a short stroll to Bishan MRT and Junction 8 Mall, this exquisite residence offers unmatched convenience in a vibrant yet tranquil neighborhood. Call Val 8800*8688 to view today! #TopLandedAgent #AwardWinningAgent Modern Renovated Move-in-ready Starbuy Landed TOP 2026 Progressive Payment Deferred Payment Prime Location Highlights: • Mins walk to Bishan MRT (NS & Circle Lines) • Surrounded by amenities: Junction 8 Mall, cafés, eateries, supermarkets • Within 1km of Catholic High School – one of Singapore’s top SAP primary schools Home Features: • Land size 3500sf | Built-up approx. 5670sf • 2.5 storeys with street level basement + private lift + pool • 5 spacious ensuite bedrooms + helper room • Open-plan living & dining areas • Designer kitchen with premium appliances • Landscaped garden & entertainment terrace • EV charger ready, solar panel ready What Makes This Home Exceptional: This is more than just a house — it’s a statement of luxury, lifestyle, and location. For family prioritizing proximity to top schools or a discerning buyer seeking rare new homes in a mature estate, this is a rare opportunity! Bright Hill Crescent Bright Hill Drive Jupiter Road Leo Drive Libra Drive Windsor Park Hill Capricorn Drive Jasmine Road Gardenia Road Carnation Dr Orchid Dr Gladiola Dr Daffodil Dr Marigold Dr Soo Chow Way Soo Chow Walk Soo Chow Rise Soo Chow View Yio Chu Kang Gardens Jalan Binchang Clover Avenue Pemimpin Place Jalan Gendang Thomson Walk Thomson Close Thomson Green Upper Thomson Road Fulton Road Island Gardens Walk Sin Ming Walk Jalan Tambur Binchang Rise Marymount Terrace Mayflower Place Thomson Hill Nemesu Ave Serenade Walk Shangri-La Walk St. Nicholas View Ontario Avenue
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$4.16M
S$734 psf
Asking Price
S$11.80M
S$3,371 psf
vs Market
+183.6%
vs Last Done
+378.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Bishan
323m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$666
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$734
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -4.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -4.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +5.4% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +5.6% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -13.8% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -6.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▼S$702 -4.4% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -22.9% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -6.0% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▼S$631 -14.0% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▼S$688 -6.3% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-4.0% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+5.4% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-13.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-6.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-4.4% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-22.9% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-6.0% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-14.0% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-6.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $4,160,946, translating to a robust $734 PSF. This premium valuation indicates a substantial market signal, with the property priced at 183.6% above the baseline. Such a significant deviation from the average market price showcases the desirability of Ang Mo Kio as a residential locale, characterized by its strategic proximity to essential amenities and transportation networks.
Our analysis, underpinned by a comprehensive review of 32 recent HDB resale transactions in the vicinity, yields a high model confidence. This reflects the current demand dynamics within the HDB market, where properties with longer leases and superior attributes command a premium. The enduring appeal of Ang Mo Kio, coupled with the limited supply of executive flats, further solidifies the rationale behind this valuation, suggesting that prospective buyers are willing to invest significantly in quality living spaces in this sought-after district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.