Jalan Binchang, Marymount, Central Region, Singapore
$9,000,000
5 mins walk to MRT, ideal for own stay or future redevelopment • Rare premium location | Corner semi-detached • Located in one of Bishan’s most prestigious and tightly held landed enclaves • 5 mins walk to Bishan MRT & Junction 8 • Rare corner semi-detached with dual entrance • Strong long-term value due to scarcity and location • Multiple reputable schools within 1km • Ideal for A&A or full rebuild • Excellent connectivity via PIE & CTE • Rarely available landed opportunity in Bishan • Prime location, premium landed asset • Proximity to Catholic High School and Raffles Institution • Access to 2 MRT lines (Bishan MRT / Marymount MRT) • Near Bishan Park Within 1km Schools: • Catholic High School • Guangyang Primary School • Kuo Chuan Presbyterian Primary School *Some pictures are for illustration purposes only, view the actual unit to understand more.* Please contact me(Ariel) for viewing!
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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$2,093 psf
vs Market
+363.2%
vs Last Done
+269.8%
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 AI-driven Automated Valuation Model (AVM) estimates the fair value at $1,943,057.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.