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 13 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
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 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 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 |
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 |
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 |
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 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 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
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio is currently estimated at $1,943,057, translating to a price per square foot of $500. This valuation stands as a significant indicator of market dynamics, reflecting a premium positioning within the local real estate landscape. With a remaining lease of 51 years, this property is strategically situated in a well-established neighborhood, contributing to its elevated market value. The property’s estimated value is notably above the baseline, displaying a remarkable 363.2% difference, which signals strong demand and desirability in the Ang Mo Kio area.
The model confidence associated with this valuation is categorized as medium, based on an analysis of 13 recent HDB resale transactions in the vicinity. While the substantial premium suggests that buyers are willing to pay a premium for proximity to amenities and transportation networks, potential investors should consider the implications of the remaining lease duration. The strong market signal indicates that, despite the medium confidence level, there remains a robust appetite for HDB properties in this district, underlining the enduring appeal of Ang Mo Kio as a prime residential locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.