Ang Mo Kio Avenue 2, Sembawang Hills, North-east Region, Singapore
$3,288,000
Just listed – A Beautiful and Spacious 2.5-storey Cluster House, a Home with a basement, measuring 3,197 square feet, and ready for move-in. It’s conveniently located near the MRT station. This rare opportunity offers a generous space with basement parking, ideal for comfortable multi-generational living. With six bedrooms, an efficient layout, and bright, airy interiors, it’s perfect for families needing ample space without compromising on comfort. The home is move-in ready and well-maintained, so you can simply bring your luggage. Why families will love this home: - The 2.5-storey design with a basement provides generous space across multiple levels. - It’s move-in ready, meaning it’s well-maintained and requires no renovation. - The efficient layout maximises space and minimises wasted areas. - The bright and airy interiors offer excellent natural light and ventilation. - A granny room is included, perfect for elderly parents and guests. - A helper’s room and bathroom provide functionality for larger households. - The basement offers private car parking for up to two cars. This home is excellent for families: - It’s within a kilometre of CHIJ St. Nicholas Girls’ School and Ang Mo Kio Primary School. Prime location and convenience: - It’s close to Mayflower MRT Station. - The area is surrounded by eateries, supermarkets, and daily amenities. - There’s easy access to major roads and nearby conveniences. Homes offering six bedrooms, basement parking, and proximity to the MRT and top schools are rare finds. Contact our most friendly Ms Alexis Chia at 8100XXXX for viewing appointment. :)
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Total Transactions
20
Average Price
S2.5M
Total Value
S49.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 14 URA transactions
Fair Value
S$2.78M
S$870 psf
Asking Price
S$3.29M
S$1,028 psf
vs Market
+18.2%
vs Last Done
+12.2%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
14 comps
Nearest MRT
Ang Mo Kio
1931m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
14 comparable transactions
S$824
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$870
Recent Comparable Transactions
10 shown · 14 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2024 | THOMSON WALK Floor - | 3,111sqft | S$2,850,000 | ▲S$916 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Nov 2024 | THOMSON WALK Floor - | 3,111sqft | S$2,850,000 | ▲S$916 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Dec 2023 | THOMSON WALK Floor - | 3,272sqft | S$3,085,000 | ▲S$943 +8.4% vs FV | 99 yrs lease commencing from 1995 |
Jul 2023 | THOMSON WALK Floor - | 3,369sqft | S$2,900,000 | ▼S$861 -1.0% vs FV | 99 yrs lease commencing from 1995 |
Jun 2023 | THOMSON WALK Floor - | 3,380sqft | S$2,880,000 | ▼S$852 -2.1% vs FV | 99 yrs lease commencing from 1995 |
Feb 2023 | THOMSON WALK Floor - | 3,197sqft | S$2,780,000 | ▼S$870 0.0% vs FV | 99 yrs lease commencing from 1995 |
Feb 2023 | THOMSON WALK Floor - | 3,574sqft | S$3,172,824 | ▲S$888 +2.1% vs FV | 99 yrs lease commencing from 1995 |
Sep 2022 | THOMSON WALK Floor - | 3,305sqft | S$2,800,000 | ▼S$847 -2.6% vs FV | 99 yrs lease commencing from 1995 |
Jul 2022 | THOMSON WALK Floor - | 3,391sqft | S$2,550,000 | ▼S$752 -13.6% vs FV | 99 yrs lease commencing from 1995 |
Jun 2022 | THOMSON WALK Floor - | 4,392sqft | S$3,100,000 | ▼S$706 -18.9% vs FV | 99 yrs lease commencing from 1995 |
Apr 2022 | THOMSON WALK Floor - | 4,801sqft | S$2,850,000 | ▼S$594 -31.7% vs FV | 99 yrs lease commencing from 1995 |
THOMSON WALK
Nov 2024 · Floor -
+5.3% vs FV
THOMSON WALK
Nov 2024 · Floor -
+5.3% vs FV
THOMSON WALK
Dec 2023 · Floor -
+8.4% vs FV
THOMSON WALK
Jul 2023 · Floor -
-1.0% vs FV
THOMSON WALK
Jun 2023 · Floor -
-2.1% vs FV
THOMSON WALK
Feb 2023 · Floor -
0.0% vs FV
THOMSON WALK
Feb 2023 · Floor -
+2.1% vs FV
THOMSON WALK
Sep 2022 · Floor -
-2.6% vs FV
THOMSON WALK
Jul 2022 · Floor -
-13.6% vs FV
THOMSON WALK
Jun 2022 · Floor -
-18.9% vs FV
THOMSON WALK
Apr 2022 · Floor -
-31.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.