535 Ang Mo Kio Avenue 5 560535, Cheng San, North-east Region, Singapore
$518,000
Rarely available, with wide frontage (6400cm) on high floor . For sale , Blk 535 Ang Mo Kio @ Cheng San View HDB 3 NG ( modiied) NO EXTENSION REQUIRE! 100% move in condition. Just bring in your suit-case This stunning apartment is walking distance ( 12 mins) to the virbrant AMK HUB and AMK MRT Station..At Cheng San Centre , there are few coffee shops, wet market, hawket centre ,Supermarket , cafe and sundry shops. Super convient , no worries about rushing home to prepare dinner at any time , just TA-BAO. About this Flat: -- High floor in a quiet environment. -- Fully renovated , move-in condition -- Size 883 sqft, -- Unique layout with wide frontage of 6,4m wiith both the living and dining facing the the window. Natural light and airy, -- Efficient layout with 2 spacious bedrooms and full height Buiilt-In-wardrobe -- Modren , well fitted kitchen with apppliances. -- Main door faces south. Nearby Schools/ Preschools --- PCF Sparkletots Preschool ( Blk 533) --- Jing Shan Primary School ----------- .32KM --- Teck Ghee Primary School ----------- 1.02KM --- Anderson Secondary School ---------- 0.17KM --- Deyi Secondary School ----------- 0.96KM Healthcare; -- Intemedical 24 hours Clinic ----------- 0.24Km -- Lee Clinic & Surgery ----------- 0.32 KM Call Alice Tay @ 9637XXXX to arrange for viewing.
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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$373,669
S$423 psf
Asking Price
S$518,000
S$587 psf
vs Market
+38.6%
vs Last Done
+6.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
644m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$558
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$423
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 535 ANG MO KIO AVE 5 Floor 07 TO 09 | 883sqft | S$488,888 | ▲S$554 +31.0% vs FV | 99yr from 1980 |
Dec 2025 | Blk 535 ANG MO KIO AVE 5 Floor 07 TO 09 | 883sqft | S$488,888 | ▲S$554 +31.0% vs FV | 99yr from 1980 |
Sep 2025 | Blk 535 ANG MO KIO AVE 5 Floor 10 TO 12 | 721sqft | S$408,888 | ▲S$567 +34.0% vs FV | 99yr from 1980 |
Jun 2025 | Blk 535 ANG MO KIO AVE 5 Floor 04 TO 06 | 721sqft | S$400,000 | ▲S$555 +31.2% vs FV | 99yr from 1980 |
Blk 535 ANG MO KIO AVE 5
Dec 2025 · Floor 07 TO 09
+31.0% vs FV
Blk 535 ANG MO KIO AVE 5
Dec 2025 · Floor 07 TO 09
+31.0% vs FV
Blk 535 ANG MO KIO AVE 5
Sep 2025 · Floor 10 TO 12
+34.0% vs FV
Blk 535 ANG MO KIO AVE 5
Jun 2025 · Floor 04 TO 06
+31.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio presents an intriguing perspective within the current real estate landscape. With a remaining lease of 52 years, the estimated value of $373,669, translating to $423 per square foot, positions this property above the market benchmark by a substantial 38.6%. This significant premium reflects not only the desirability of the Ang Mo Kio locale but also potential market dynamics that are influencing buyer sentiment and investment strategies.
However, the model confidence is classified as low, indicating a degree of caution in this valuation. The analysis is primarily based on three recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market trends or nuanced local factors at play. As the property market evolves, particularly in a context where leasehold properties face the dual pressures of aging and changing buyer demographics, stakeholders are advised to consider both the immediate valuation signals and the long-term implications of the remaining lease. This valuation serves as a pivotal reference point, warranting further scrutiny as market conditions continue to shift.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.