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 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 Call now: 9366 XXXX Marcus Toh
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Total Transactions
3
Average Price
S6.3M
Total Value
S18.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 64 HDB resale transactions (data.gov.sg)
Fair Value
S$2.83M
S$729 psf
Asking Price
S$9.00M
S$2,088 psf
vs Market
+217.8%
vs Last Done
+268.9%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
64 comps
Nearest MRT
Bishan
269m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
64 comparable transactions
S$666
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.043
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$729
Recent Comparable Transactions
10 shown · 64 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 -22.4% 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 -22.4% 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 -22.4% 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 -13.2% 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 -3.2% 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 -3.3% 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 -13.2% 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 -3.2% 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 -3.3% 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 -3.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +6.2% vs FV | 99yr from 1996 |
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-22.4% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-22.4% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-22.4% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-13.2% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
-3.2% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
-3.3% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
-13.2% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
-3.2% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
-3.3% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-3.3% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+6.2% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive property in Ang Mo Kio, standing at an estimated value of $2,832,352 or $729 PSF, reflects a robust demand for executive flats within this well-established residential enclave. With a remaining lease of 73 years, this property not only benefits from its strategic location but also from the ongoing urban developments and infrastructure enhancements in the surrounding area. The valuation indicates a market signal that is notably above the baseline, showcasing a significant 217.8% difference, which underscores the desirability and premium status of this particular HDB segment.
This analysis is supported by a strong model confidence level, derived from a comprehensive review of 64 recent HDB resale transactions in the vicinity. The high confidence rating suggests that market trends are favorably influencing property values, driven by factors such as limited supply, increasing buyer interest, and a demographic shift towards larger family units seeking spacious living arrangements. As such, investors and homeowners should consider the dynamics at play in Ang Mo Kio, as they present both opportunities and challenges in navigating this vibrant residential market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.