• Free Wifi • Cleaning service every Saturday • Full privacy - only two other people living in the unit (1 person per room) • Cooking allowed • Short Term Rental of 6 months also accepted • Students, Working Adults etc. all are welcomed! • Superb Location: 6 mins walk to Clementi MRT/Central • Excellent Connectivity! Clementi MRT, Bus Interchange, AYE, West Coast Highway • Close Proximity to Plenty of Schools (Nan Hua Primary, NUS, NTU, Ngee Ann Poly, Singapore Polytechnic etc.) • Near to Jurong Business District, One North Business Park, Mapletree Business District etc. • Full Condo Facilities • Close to many amenities - Clementi Mall, 321 Clementi, Grantral Mall - Plenty of food options in Clementi Central - Clementi 448 Market & Food Centre - Clementi Sports Stadium Call now for viewing or enquiries! 9.6.8.9.8.2.8.2 May Li
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
20
Average Price
S2.5M
Total Value
S49.8M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 197 URA transactions · 5 outliers removed (IQR)
Fair Value
S$275,719
S$1,379 psf
Asking Price
S$2,500
S$13 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.4%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
197 comps
Nearest MRT
Ang Mo Kio
2014m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
197 comparable transactions
S$1,897
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,379
Recent Comparable Transactions
10 shown · 197 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +46.6% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +46.6% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▲S$1,833 +32.9% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +41.1% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +40.3% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +50.0% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +57.1% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +53.4% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +49.1% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +53.4% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +43.4% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+46.6% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+46.6% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
+32.9% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+41.1% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+40.3% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+50.0% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+57.1% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+53.4% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+49.1% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+53.4% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+43.4% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.