A ensuite bedroom ideal for one occupant, located in a quiet landed neighbourhood in Bishan. The entire level is dedicated to tenants, designed like a private apartment with direct lift access to Level 3, offering a high level of privacy and independent living. Excellent accessibility • 5-minute walk to Bishan MRT Interchange & Junction 8 • 12-minute walk to Marymount MRT • Surrounded by food options, supermarkets & cafes Property Details : • 10.7 sqm / 115 sqft • Fully furnished, washer & dryer provided • wifi & utility (within capped usage) & aircon servicing inclusive • quiet and serene environment • newly renovated • light cooking allowed • no pet / no smoking / no visitors • 5 mins to food, Junction 8 mall, NTUC/Giant, Cafes, Bishan town centres • weekly house-keeping of common areas • 3 other professionals flatmates (All individual rooms) • shared kitchen and yard for tenants' own usage. Contact Eunice for more details and viewing requests.
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Total Transactions
8
Average Price
S8.4M
Total Value
S67.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$87,461
S$761 psf
Asking Price
S$1,500
S$14 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-97.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bishan
368m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$690
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$761
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -24.6% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▼S$574 -24.6% vs FV | 99yr from 1982 |
Mar 2026 | Blk 310A ANG MO KIO AVE 1 Floor 07 TO 09 | 1,012sqft | S$936,000 | ▲S$925 +21.6% vs FV | 99yr from 2012 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -31.0% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -31.3% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▼S$636 -16.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▼S$570 -25.1% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -33.6% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -31.5% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▼S$576 -24.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 610 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,001sqft | S$545,000 | ▼S$544 -28.5% vs FV | 99yr from 1980 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-24.6% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
-24.6% vs FV
Blk 310A ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+21.6% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-31.0% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-31.3% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
-16.4% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
-25.1% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-33.6% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-31.5% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-24.3% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
-28.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $87,461, translating to a competitive price of $761 per square foot (PSF). This assessment reflects a market signal indicating no deviation from the baseline price, suggesting a stable pricing environment in the region. Such stability is further bolstered by the model's high confidence level, derived from an analysis of 500 recent HDB resale transactions in the vicinity, reinforcing the reliability of this valuation.
Ang Mo Kio continues to be a sought-after location within Singapore, characterized by its strategic connectivity and vibrant community amenities. The longevity of the remaining lease is a significant factor, as properties with 75 years left tend to attract a wide range of buyers, particularly families looking for long-term housing solutions. As the market demonstrates resilience in maintaining prices, potential investors and homeowners alike can feel confident in the intrinsic value of properties within this well-established estate.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.