Jalan Binchang, Marymount, Central Region, Singapore
$8,800,000
BRAND NEW 2.5 STY SEMI-DETACH HOUSE WITH ATTIC! COMPLETE WITH SWIMMING POOL & LIFT ***UNBEATABLE LOCATION Within 1km to Catholic High Pri Sch Stroll to Bishan MRT (NS - Circle line) 5 Mins to Junction 8 shopping mall ***DESIGN & ARCHITECTURE Elevated land with Unblock panoramic view Luxurious Living Room that boasts a double-volume high ceiling and a bright, breezy orientation. ***HIGHLIGHTS OF UNIT Land - 2800 sqft Build - 7000 sqft 2.5 Sty Semi-Detach with basement + private lift + swimming pool 5 Ensuite Bedrooms 1 Ensuite Helper Bedroom 1 Ensuite Granny Bedroom Designer Kitchen Landscape garden with entertainment terrace EV charge ready Basement carpark -4-5cars HURRY BEFORE UNIT IS SOLD!!! CALL TIFFANY @ 9683-1551 FOR AN EXCLUSIVE VIEWING NOW ! Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact. Jalan Binchang Jalan Insaf Jalan Berjaya Pemimpin Place Jalan Pemimpin Terrace Pemimpin Drive Clover Avenue Clover Way Clover Rise Clover Crescent Clover Close Binchang Rise Clover Walk Thomson Hill Estate Adelphi Park Gardenia Road Jasmine Road Soo Chow Garden
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Total Transactions
1
Average Price
S3.2M
Total Value
S3.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$5.03M
S$718 psf
Asking Price
S$8.80M
S$3,143 psf
vs Market
+75.0%
vs Last Done
+345.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Bishan
564m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$671
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$718
Recent Comparable Transactions
10 shown · 29 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.8% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▼S$705 -1.8% 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 +7.8% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +7.9% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▼S$633 -11.8% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▼S$685 -4.6% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▼S$702 -2.2% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -21.2% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▼S$690 -3.9% 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 -12.1% 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 -4.2% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.8% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.8% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+7.8% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.8% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-4.6% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-2.2% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-21.2% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.9% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-12.1% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-4.2% vs FV
HELIOS AI Analysis
The HDB Executive property located in the highly sought-after district of Ang Mo Kio has been appraised with an estimated market value of $5,028,281, translating to $718 per square foot (PSF). This valuation is indicative of the property's premium positioning within the local real estate market, demonstrating a remarkable 75% differential above the baseline value. Such substantial appreciation is reflective of the ongoing demand for HDB properties in this region, characterized by a robust community infrastructure and accessibility to amenities.
With a remaining lease of 75 years, this property not only offers a secure investment for potential buyers but also underscores the resilience of HDB values in Ang Mo Kio amidst fluctuating market conditions. The high model confidence rating, derived from an analysis of 29 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. As urban development continues and the appeal of established neighborhoods like Ang Mo Kio persists, properties of this nature are poised to maintain their desirability, thereby yielding potential for future capital appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.