Jalan Binchang, Marymount, Central Region, Singapore
$12,999,999
- Luxurious 7 bedroom, 8 bathroom detached house in Thomson Rise Estate built in 2017. - Large East Facing 6674 sqft of living space perfect for large families or those who love to entertain - Modern and elegant design with high-quality finishes throughout - Hydraulic Lift Access from Basement to all Levels. - Spacious bedrooms with en-suite bathrooms for utmost privacy and convenience Basement: Helper's Room, Office space, & Entertainment Area Level 1: Living Room, Verandah, Powder Room, Dry & Wet Kitchen, Dining Hall, Family Hall, Bathroom, Steam Room & Swimming Pool Level 2: 4 ensuite bedrooms & Gymnasium Level 3: Master Bedroom with Bathtub & Walk-in wardrobe, 1 ensuite bedroom, & Study/bedroom All Bedrooms with balcony & unblocked view. - Nearby amenities within walking distance: - Bishan MRT Station (0.65 km) - Catholic High School (1.0 km) - Raffles Institution (1.4 km) - Maplebear Preschool (0.25km) - Giant Supermarket - Bishan 512 (1.0 km) - Esfira Pte. Ltd. Supermarket (1.0 km) - Junction 8 Shopping Mall (0.9 km) - Bishan Mall (0.5 km) - Enjoy the convenience of easy access to public transportation, schools, supermarkets, and shopping malls - Don't miss this opportunity to own a prestigious property in a highly sought-after area of Singapore Note: The numbers represented on the sizes of the units are based on approximate measurements taken from the architectural drawings. Call me at: nine-eight-five-five-eight-five-nine-four Call me now! Sunny.R 9855XXXX sunnyr@sri.sg
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 13 HDB resale transactions (data.gov.sg)
Fair Value
S$3.34M
S$500 psf
Asking Price
S$13.00M
S$2,449 psf
vs Market
+289.6%
vs Last Done
+247.4%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
13 comps
Nearest MRT
Bishan
380m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
13 comparable transactions
S$654
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$500
Recent Comparable Transactions
10 shown · 13 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 +41.0% 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 +41.0% vs FV | 99yr from 1980 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +26.6% vs FV | 99yr from 1981 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▲S$566 +13.2% 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 +38.0% 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 +26.2% 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 +37.6% vs FV | 99yr from 1978 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +48.2% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▲S$529 +5.8% vs FV | 99yr from 1981 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +26.6% vs FV | 99yr from 1979 |
Aug 2024 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,755sqft | S$1,238,888 | ▲S$706 +41.2% vs FV | 99yr from 1979 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+41.0% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+41.0% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+26.6% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+13.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+38.0% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+26.2% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+37.6% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+48.2% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+5.8% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+26.6% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+41.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, with a remaining lease of 51 years, stands at an estimated value of $3,337,098, translating to a price per square foot (PSF) of $500. This valuation is notably positioned above the market average, reflecting a significant 289.6% difference from the established baseline. Such a premium valuation indicates strong demand dynamics in this mature estate, driven by a combination of factors including the area's strategic location, accessibility, and amenities.
Despite the medium confidence level of the valuation model, the analysis is supported by a comprehensive review of 13 recent HDB resale transactions in the vicinity. The ongoing appeal of Ang Mo Kio, known for its family-friendly environment and robust community infrastructure, has contributed to this elevated market signal. As buyers continue to seek properties in well-established neighborhoods, the premium pricing of this HDB Executive unit may be indicative of a broader trend towards valuing long-term residential stability amidst Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.