Jalan Insaf, Marymount, Central Region, Singapore
$11,800,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 2.5 + B Storey Semi-D @ Jalan Berjaya Jalan Insaf Clover Way - Tenure : Freehold - Land : 3500 sqft - Build : 5670 sqft - Facing : 0 - Rooms : 5 + 1 Helper's room - Bath : 6 Features : 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. Whether you’re a family prioritizing proximity to top schools or a discerning buyer seeking rare new homes in a mature estate, this is a once-in-a-generation opportunity. Modern Masterpiece in the Heart of Bishan — Rare Brand New Semi-Detached Home 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. 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 - Highy sought-after location which is a short walk to Bishan MRT and Junction8, with new upcoming commercial spaces and amenities announced in the Master Plan. Rarely available! Soo Chow Garden/Jln Chegar/Jln Khamis/Jln Isnin/Jln Pemimpin/Jln Berjaya/Clover Way/Clover Rise/Binchang Walk/ Clover Cres/Jln Hari Raya/Jln Rabu/Jln Minggu/Sin Ming Rd/Jln Keli/Jln Ikan Merah/Jln Belibas
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
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
364m 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 located in the prestigious Ang Mo Kio district reflects a nuanced understanding of market dynamics and property desirability. With a remaining lease of 75 years and an estimated value of $4,160,946, equating to $734 PSF, this property stands out significantly in the current real estate landscape. The valuation is indicative of an above-market scenario, demonstrating a remarkable 183.6% difference from the baseline, which underscores the desirability and premium associated with HDB properties in this sought-after neighborhood.
This assessment is supported by a robust dataset, drawing insights from 32 recent HDB resale transactions in the vicinity. The high model confidence of this valuation highlights the stability and resilience of the Ang Mo Kio market. Potential buyers and investors should consider the strong fundamentals driving this valuation, including the area's strategic location, accessibility to amenities, and community vibrancy, all of which contribute to the elevated market perception of this HDB Executive unit.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.