120 Ang Mo Kio Avenue 3 560120, Kebun Bahru, North-east Region, Singapore
$2,600 /month
2 bedroom + 2 bathroom Excellent location Beside Sheng Siong Supermarket ( 2min walk) Coffee Shop (2min walk) Beside Ang Mo Kio Central Key features 👉 Original condition 👉 Move-in condition 👉 Well-kept unit condition 👉 Fully furnished unit 👉 Spacious layout 👉 Bright and airy 👉 Quiet and peaceful facing 👉 Close to MRT 👉 Convenient location 👉 Excellent location Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Opposite Al-Muttaqin Mosque (91 m) - 2 mins walk • Before Al-Muttaqin Mosque (144 m) - 2 mins walk • Blk 209 (170 m) - 3 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sheng Siong Supermarket (123 m) - 2 mins walk • Sheng Siong - Ang Mo Kio 122 Supermarket (132 m) - 2 mins walk • FairPrice Finest Ang Mo Kio Blk 712 (315 m) - 5 mins walk • 6 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Ang Mo Kio Secondary School (381 m) - 6 mins walk • Andrew Yap Education Centre (384 m) - 6 mins walk • PAP Community Foundation Education Centre (402 m) - 6 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Lone Tree (139 m) - 2 mins walk • Ang Mo Kio Town Garden West (498 m) - 7 mins walk • Playground (644 m) - 6 mins drive • 5 more parks within 1 km Please call Ang Chong Meng from 99.co @ +658180XXXX to arrange for a 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: L3002382K
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Estimated sale value based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$325,659
S$452 psf
Asking Price
S$2,600
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
545m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$452
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$455,000 | ▲S$631 +39.6% vs FV | 99yr from 1978 |
Oct 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$455,000 | ▲S$631 +39.6% vs FV | 99yr from 1978 |
Sep 2025 | Blk 120 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$417,000 | ▲S$578 +27.9% vs FV | 99yr from 1978 |
Jun 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$443,000 | ▲S$614 +35.8% vs FV | 99yr from 1978 |
Blk 120 ANG MO KIO AVE 3
Oct 2025 · Floor 10 TO 12
+39.6% vs FV
Blk 120 ANG MO KIO AVE 3
Oct 2025 · Floor 10 TO 12
+39.6% vs FV
Blk 120 ANG MO KIO AVE 3
Sep 2025 · Floor 04 TO 06
+27.9% vs FV
Blk 120 ANG MO KIO AVE 3
Jun 2025 · Floor 10 TO 12
+35.8% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of the HDB 3 Room unit in Ang Mo Kio reflects the nuanced dynamics of both location and leasehold tenure. With a remaining lease of 51 years, the estimated value of $325,659, translating to $452 per square foot, positions this property at a critical juncture where lease longevity plays a significant role in perceived value. The proximity to essential amenities and established transport networks in Ang Mo Kio contributes to its market resilience, although the valuation indicates a market price standing closely aligned to the baseline, with a 0% variance. This suggests a stabilization in pricing amidst fluctuating market conditions.
However, it is important to note the model confidence rating of 'Low,' which underscores the variability and potential volatility in the current market. The valuation is derived from the analysis of three recent HDB resale transactions in the vicinity, indicating a cautious approach to forecasting future price movements. Investors and homeowners alike should consider the implications of the remaining lease and the overall market sentiment, as these elements are critical in determining the desirability and investment potential of this property in the long term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.