208 Ang Mo Kio Avenue 1 560208, Shangri-la, North-east Region, Singapore
$1,288,888
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$868,142
S$480 psf
Asking Price
S$1.29M
S$713 psf
vs Market
+48.5%
vs Last Done
+13.0%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
5 comps
Nearest MRT
Ang Mo Kio
909m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$673
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$480
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▲S$631 +31.5% vs FV | 99yr from 1978 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▲S$631 +31.5% 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 +43.3% vs FV | 99yr from 1978 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +31.9% 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 +47.1% 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 +46.9% vs FV | 99yr from 1979 |
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+31.5% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+31.5% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+43.3% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+31.9% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+47.1% vs FV
Blk 422 ANG MO KIO AVE 3
Aug 2024 · Floor 13 TO 15
+46.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Ang Mo Kio, with a remaining lease of 49 years, has been estimated at $868,142, translating to a price per square foot of $480. This valuation stands notably above the market baseline, reflecting a significant 48.5% premium. Such an elevated market signal indicates a robust demand for HDB properties in this mature estate, which is often characterized by its strategic location, accessibility, and the vibrancy of community life.
However, it is crucial to note that the model confidence for this valuation is classified as low. This suggests potential volatility or uncertainty in the current market dynamics. The valuation is derived from a comparative analysis of just five recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market trends or the unique factors influencing buyer sentiment. Investors and homeowners alike should consider the implications of the remaining lease period, which, while still substantial, may affect long-term value appreciation as it approaches the end of its lease term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.