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…


License: L3010738A
Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$4.99M
S$713 psf
Asking Price
S$8.80M
S$3,143 psf
vs Market
+76.3%
vs Last Done
+345.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Bishan
564m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$666
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$713
Recent Comparable Transactions
10 shown · 32 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 -1.1% 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 -1.1% 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 +8.6% 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 +8.7% 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 -11.2% 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 -3.9% 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 -1.5% 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 -20.6% 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 -3.2% 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 -11.5% 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 -3.5% vs FV | 99yr from 1978 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+8.7% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
-11.2% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
-3.9% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
-1.5% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-20.6% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
-11.5% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
-3.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Ang Mo Kio, with a remaining lease of 75 years, stands at an estimated value of $4,990,199, translating to $713 per square foot. This figure positions the property significantly above the market baseline, with a notable 76.3% difference, indicating a strong demand and premium appeal in this highly sought-after residential enclave. Such valuation reflects the robust market dynamics at play, particularly within the HDB sector, where executive flats are increasingly coveted for their spacious layouts and strategic locations.
The high model confidence, derived from an analysis of 32 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. The Ang Mo Kio area, known for its vibrant community amenities and excellent connectivity, continues to attract discerning buyers who are willing to invest in properties with substantial remaining leases. As the market evolves, this HDB Executive unit not only represents a lucrative investment opportunity but also exemplifies the enduring desirability of well-located flats within Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.