Jalan Binchang, Marymount, Central Region, Singapore
$8,800,000
BRAND NEW 2.5 STY SEMI-DETACH HOUSE WITH ATTIC! COMPLETE WITH SWIMMING POOL & LIFT ***UNBEATABLE LOCATION Within 1km to Catholic High Pri Sch Stroll to Bishan MRT (NS - Circle line) 5 Mins to Junction 8 shopping mall ***DESIGN & ARCHITECTURE Elevated land with Unblock panoramic view Luxurious Living Room that boasts a double-volume high ceiling and a bright, breezy orientation. ***HIGHLIGHTS OF UNIT Land - 2800 sqft Build - 7000 sqft 2.5 Sty Semi-Detach with basement + private lift + swimming pool 5 Ensuite Bedrooms 1 Ensuite Helper Bedroom 1 Ensuite Granny Bedroom Designer Kitchen Landscape garden with entertainment terrace EV charge ready Basement carpark -4-5cars HURRY BEFORE UNIT IS SOLD!!! CALL TIFFANY @ 9683-1551 FOR AN EXCLUSIVE VIEWING NOW ! Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact. Jalan Binchang Jalan Insaf Jalan Berjaya Pemimpin Place Jalan Pemimpin Terrace Pemimpin Drive Clover Avenue Clover Way Clover Rise Clover Crescent Clover Close Binchang Rise Clover Walk Thomson Hill Estate Adelphi Park Gardenia Road Jasmine Road Soo Chow Garden
Loading map...
Total Transactions
1
Average Price
S3.2M
Total Value
S3.2M
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$4.99M
S$713 psf
Asking Price
S$8.80M
S$3,143 psf
vs Market
+76.3%
vs Last Done
+345.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Bishan
564m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$713
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 -1.1% 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 -1.1% 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 +8.6% 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 +8.7% 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 -11.2% 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 -3.9% 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 -1.5% 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 -20.6% 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 -3.2% 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 -11.5% 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 -3.5% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-3.9% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-1.5% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.6% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-11.5% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-3.5% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the highly sought-after precinct of Ang Mo Kio presents a compelling investment opportunity, with an estimated value of $4,990,199, translating to $713 PSF. This valuation is indicative of a strong market signal, as it is positioned 76.3% above the baseline, suggesting a robust demand for HDB properties in this region. The high confidence level of the valuation is bolstered by an analysis of 32 recent HDB resale transactions in the vicinity, which reflects a growing trend in the market.
With a remaining lease of 75 years, this property benefits from a significant tenure that appeals to both owner-occupiers and investors alike. The Ang Mo Kio estate's strategic location, coupled with its well-established amenities and transportation links, further enhances its desirability. As the market dynamics evolve, the continued appreciation in value of such properties signals a healthy demand trajectory, making this Executive HDB a premium offering in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.