Angora Close, Mei Chin, Central Region, Singapore
$10,800,000
Shepherd’s Hill Estate Freehold Gem in Prime City-Fringe A rare detached home offering expansive land and multi-level living in a coveted enclave. Enjoy effortless access to daily conveniences with MRT and amenities within an easy stroll. - Address: Shepherd’s Hill Estate - Price: $16,000,000 - Tenure: Freehold - Property Type: Detached House - Land Size: approx. 5,400 sq ft - Storeys: 3.5 - Bedrooms: More than 5 - Location: Short walk to MRT, retail, dining, and parks Nearby Schools: - Rainbow Cove Montessori (0.15 km) - True Way Presbyterian Kindergarten (0.3 km) - Primus Schoolhouse Alexandra by Invictus (0.43 km) - PCF Sparkletots @ Queenstown Blk 3 (0.45 km) - Queenstown Good Shepherd Kindergarten (0.47 km) - Queenstown Primary School (0.53 km) - Milagros De Montessori – Queens Close (0.72 km) - Queenstown Secondary School (0.84 km) - Little Shepherds’ Schoolhouse @ Blessed Sacrament Church (0.96 km) - Mujahidin Mosque Kindergarten (0.97 km) MRT/LRT: - Queenstown (0.39 km) Secure your private viewing today. Contact Evelyn Wee at 9628 XXXX.
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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: L3002382K
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Automated Valuation based on 11 HDB resale transactions (data.gov.sg)
Fair Value
S$4.41M
S$734 psf
Asking Price
S$10.80M
S$2,000 psf
vs Market
+145.1%
vs Last Done
+168.8%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Queenstown
353m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$844
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$734
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 22 DOVER CRES Floor 13 TO 15 | 1,572sqft | S$1,170,000 | ▲S$744 +1.4% vs FV | 99yr from 1993 |
Feb 2026 | Blk 22 DOVER CRES Floor 13 TO 15 | 1,572sqft | S$1,170,000 | ▲S$744 +1.4% vs FV | 99yr from 1993 |
Feb 2026 | Blk 148 MEI LING ST Floor 04 TO 06 | 1,561sqft | S$1,360,000 | ▲S$871 +18.7% vs FV | 99yr from 1995 |
Jan 2026 | Blk 148 MEI LING ST Floor 01 TO 03 | 1,615sqft | S$1,210,000 | ▲S$749 +2.0% vs FV | 99yr from 1995 |
Oct 2025 | Blk 150 MEI LING ST Floor 04 TO 06 | 1,572sqft | S$1,500,000 | ▲S$954 +30.0% vs FV | 99yr from 1995 |
Jun 2025 | Blk 150 MEI LING ST Floor 04 TO 06 | 1,582sqft | S$1,300,000 | ▲S$822 +12.0% vs FV | 99yr from 1995 |
May 2025 | Blk 150 MEI LING ST Floor 04 TO 06 | 1,528sqft | S$1,320,500 | ▲S$864 +17.7% vs FV | 99yr from 1995 |
May 2025 | Blk 147 MEI LING ST Floor 04 TO 06 | 1,572sqft | S$1,510,000 | ▲S$961 +30.9% vs FV | 99yr from 1995 |
May 2025 | Blk 148 MEI LING ST Floor 10 TO 12 | 1,561sqft | S$1,350,000 | ▲S$865 +17.8% vs FV | 99yr from 1995 |
Feb 2025 | Blk 150 MEI LING ST Floor 01 TO 03 | 1,528sqft | S$1,278,000 | ▲S$836 +13.9% vs FV | 99yr from 1995 |
Nov 2024 | Blk 148 MEI LING ST Floor 19 TO 21 | 1,604sqft | S$1,350,000 | ▲S$842 +14.7% vs FV | 99yr from 1995 |
Blk 22 DOVER CRES
Feb 2026 · Floor 13 TO 15
+1.4% vs FV
Blk 22 DOVER CRES
Feb 2026 · Floor 13 TO 15
+1.4% vs FV
Blk 148 MEI LING ST
Feb 2026 · Floor 04 TO 06
+18.7% vs FV
Blk 148 MEI LING ST
Jan 2026 · Floor 01 TO 03
+2.0% vs FV
Blk 150 MEI LING ST
Oct 2025 · Floor 04 TO 06
+30.0% vs FV
Blk 150 MEI LING ST
Jun 2025 · Floor 04 TO 06
+12.0% vs FV
Blk 150 MEI LING ST
May 2025 · Floor 04 TO 06
+17.7% vs FV
Blk 147 MEI LING ST
May 2025 · Floor 04 TO 06
+30.9% vs FV
Blk 148 MEI LING ST
May 2025 · Floor 10 TO 12
+17.8% vs FV
Blk 150 MEI LING ST
Feb 2025 · Floor 01 TO 03
+13.9% vs FV
Blk 148 MEI LING ST
Nov 2024 · Floor 19 TO 21
+14.7% vs FV
HELIOS AI Analysis
This valuation report presents an analytical overview of an HDB Executive property located in the sought-after Queenstown district. With a remaining lease of 58 years, the estimated value of this property stands at $4,406,741, translating to $734 per square foot (PSF). This valuation reflects a notable market signal, indicating that the property is currently priced above market expectations by 145.1%, suggesting a strong demand and premium positioning within the local real estate landscape.
Our valuation model, supported by data from 11 recent HDB resale transactions in the vicinity, yields a medium confidence level. The elevated price point can be attributed to several factors, including Queenstown's strategic location, robust infrastructural developments, and a growing appeal among both homebuyers and investors. As urbanization continues and the demand for quality living spaces escalates, properties such as this HDB Executive stand out as premium assets, further influencing the market dynamics in this vibrant neighbourhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.