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 valuation of the HDB Executive in Ang Mo Kio stands at an impressive $2,832,352, translating to a remarkable $729 PSF. With a remaining lease of 73 years, this property is positioned well within a highly sought-after district, contributing to its valuation being significantly above the market norm. The analysis reveals a striking 217.8% difference from the baseline, underscoring the strong demand dynamics in the area that favor premium properties.
Our valuation model, bolstered by a high level of confidence, is derived from an extensive review of 64 recent HDB resale transactions within the vicinity. The consistent upward pressure on prices in Ang Mo Kio can be attributed to various factors, including its strategic location, proximity to essential amenities, and the desirability of the HDB Executive format among buyers. As such, this property not only represents a sound investment but also reflects the robust market sentiment prevailing in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.