20 Ang Mo Kio Avenue 2 567701, Kebun Bahru, North-east Region, Singapore
$4,000 /month
A rare ground floor 786 sq ft unit featuring a well-designed 2-bedroom plus study layout, ideal for families, couples Ready for immediate occupation. Key Highlights: - High ceiling design, creating an airy and expansive living environment - Northwest-facing balcony for comfortable outdoor living - Ground floor unit with convenient and easy access - Versatile study room, suitable as a home office or play area - Vacant with no waiting time Partial furnished with -fridge, oven, bed frames, lights, ceiling fan Location: - Back gate provides direct access to CHIJ St. Nicholas Girls' School, a top choice for parents - Minutes walk to Mayflower MRT (Thomson-East Coast Line) - Well-connected to major expressways and amenities Condominium Facilities: - Sky Gym at rooftop level with unblocked views of the surrounding landed estate - Sky Jacuzzi for residents to relax and unwind - Full suite of condominium facilities A well-positioned unit in a highly sought-after family-friendly development. Ideal for own stay or investment. Keys on hand, viewings available at your convenience. IG/Tiktok: @SGReal.estate
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…


License: L3010738A
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Estimated sale value based on 190 URA transactions
Fair Value
S$1.25M
S$1,591 psf
Asking Price
S$4,000
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
190 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
190 comparable transactions
S$1,907
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,591
Recent Comparable Transactions
10 shown · 190 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +27.0% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +27.0% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▲S$1,833 +15.2% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +22.3% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +21.6% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +30.0% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +36.1% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +33.0% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +29.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +33.0% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +24.3% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+27.0% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+27.0% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
+15.2% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+22.3% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+21.6% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+30.0% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+36.1% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+33.0% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+29.2% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+33.0% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+24.3% 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.