Mei Hwan Drive, Lorong Chuan, North-east Region, Singapore
$8,700,000
Light-Filled Freehold Corner Terrace with impressive ceiling heights Brand new 2.5-storey freehold corner terrace, nestled in the heart of Serangoon Gardens. Designed to breathe—this corner terrace is thoughtfully built with C shape layout, allowing natural light and air to flow through every level. This rare home combines timeless materials with family-friendly functionality, perfect for those upgrading to landed living. Key Features: • Freehold, just TOP, carpentry built in • Approx. 2,520 sqft land | ~5,300+ sqft built-up • 5 Bedrooms (All En-Suite) + Helper’s Room • Private Pool, Jacuzzi & Home Lift • Park 2 Cars Well planned layout across 4 split levels. Ground Floor: Living & dining zones | Dry & wet kitchen | Powder room | Helper’s room with bath | Pool & Jacuzzi | 1st Court Yard Mezzanine Floor: Common en-suite bedroom | Family lounge | Court Yard 2 2nd Floor: Master suite | Common en-suite bedroom Attic: Spacious junior suite | Common en-suite bedroom Materials & Finishes: • Marble, limestone & granite with natural veining for a rich, organic texture • Granite flooring pre-polished with artisanal detailing at joints • Timber floors with unique grain and tone—no two rooms are alike This home is built for those who appreciate quiet luxury, natural light, and thoughtful space planning. Listed by Karolyn & Johnny | WenJia Property Real estate for families, by a family. All details to be subject to final survey.
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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…


License: L3009250K
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$2.28M
S$429 psf
Asking Price
S$8.70M
S$3,452 psf
vs Market
+282.3%
vs Last Done
+389.6%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
32 comps
Nearest MRT
Lorong Chuan
390m 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)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$429
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 +64.3% 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 +64.3% 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 +80.4% 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 +80.7% 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 +47.6% 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 +59.7% 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 +63.6% 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 +31.9% 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 +60.8% 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 +47.1% 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 +60.4% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+64.3% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+64.3% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+80.4% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+80.7% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+47.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+59.7% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+63.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+31.9% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+60.8% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+47.1% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+60.4% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the highly sought-after Ang Mo Kio district is currently valued at approximately $2,275,443, translating to a price per square foot of $429. With a remaining lease of 43 years, this property commands a valuation that is markedly above the market baseline by 282.3%. Such a significant premium indicates strong demand dynamics in the area, likely fueled by Ang Mo Kio's strategic location, robust infrastructure, and a plethora of amenities that cater to a diverse demographic.
Our analysis is based on a comprehensive review of 32 recent HDB resale transactions within the vicinity, which reinforces a high model confidence in this valuation. The elevated price point reflects not only the attractiveness of the property itself but also the broader market trends that favor similarly situated HDB units. As Singapore's property landscape continues to evolve, the enduring demand for executive HDBs in established neighborhoods like Ang Mo Kio is expected to sustain, making this valuation a compelling indicator of both current market conditions and future investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.