Jalan Binchang, Marymount, Central Region, Singapore
$9,000,000
Come back to nature! Warm and cosy. -2-storey + attic, jacuzzi, koi pond and lots of greens -D20, Bishan Junction 8, Jalan Binchang -3 rooms + helper's room + attic study room -Corner higher ground land -Jalan Binchang -4311/3886 sqft -Room/ Built: 4/4 -About 10m frontage and 25m depth -Aluminium, glass and lots of wood/ timber -Entrance NE facing -Level 1: Garden, patio, living room, dining room, kitchen, toilet, helper’s room with bath, backyard, jacuzzi, koi pond -Level 2: Master bedroom with attached bathroom, 2 common bedrooms, common bathroom -Attic: Study area, bedroom with shower cubicle -Bishan MRT: 317m -Catholic High School 298m -Raffles Institution 818m -Eunoia JC 1.17km -3 rooms plus attic room. Huge attic room, a concept to have for young and energetic family member. -Very relaxing houses like coming back to nature after work. More likely for small family whom needs only 3+1 rooms + a helper room. -get out of the house, from the road you can see Catholic High School. About 298m away -Junction 8 is about 5 mins walk away -want to stay for another few decades, just do some touch up on the wooden flooring and the woody furniture. Electrical and plumbing pipes check/repair and your family is ready to pull your languages in. An unique feel, an unique home to yourself. Valuation done: by comparative method. Asking $300,000 off. Isn’t it CHEAP? Call for more video/ information/ viewing: 9.3.6.6 2.2.0.0. Marcus Toh
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Total Transactions
2
Average Price
S6.8M
Total Value
S13.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 26 HDB resale transactions (data.gov.sg)
Fair Value
S$1.94M
S$500 psf
Asking Price
S$9.00M
S$2,088 psf
vs Market
+363.2%
vs Last Done
+268.9%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
High
26 comps
Nearest MRT
Bishan
380m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
26 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 · 26 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 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 |
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 |
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 |
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 |
Aug 2024 | Blk 422 ANG MO KIO AVE 3 Floor 13 TO 15 | 1,873sqft | S$1,320,000 | ▲S$705 +41.0% vs FV | 99yr from 1979 |
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 |
Aug 2024 | Blk 422 ANG MO KIO AVE 3 Floor 13 TO 15 | 1,873sqft | S$1,320,000 | ▲S$705 +41.0% vs FV | 99yr from 1979 |
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 |
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 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+13.2% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+13.2% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+13.2% 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
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+41.0% 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
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+41.0% vs FV
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
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Ang Mo Kio is notably compelling, with an estimated value of $1,943,057, translating to $500 PSF. This valuation is positioned significantly above market expectations, indicating a striking 363.2% difference from the baseline. Such a premium valuation reflects not only the intrinsic value of the property but also the prevailing demand dynamics in one of Singapore's most sought-after residential precincts.
With a remaining lease of 51 years, this property stands at a pivotal point where the interaction of lease duration and market sentiment is critical. The high model confidence derived from analysis of 26 recent HDB resale transactions within the vicinity underscores the robustness of this valuation. It highlights a vibrant market where buyers are willing to invest significantly in properties that promise both immediate lifestyle benefits and long-term potential, despite the diminishing lease term. As Ang Mo Kio continues to mature as a residential hub, this property is indicative of the broader trends shaping Singapore's HDB market, where location and community amenities command a premium.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.