509 Ang Mo Kio Avenue 8 560509, Cheng San, North-east Region, Singapore
$468,000
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
Automated Valuation based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$323,250
S$448 psf
Asking Price
S$468,000
S$649 psf
vs Market
+44.8%
vs Last Done
+0.6%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
467 comps
Nearest MRT
Ang Mo Kio
451m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$448
Recent Comparable Transactions
10 shown · 467 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 509 ANG MO KIO AVE 8 Floor 04 TO 06 | 721sqft | S$465,000 | ▲S$645 +44.0% vs FV | 99yr from 1980 |
Dec 2025 | Blk 509 ANG MO KIO AVE 8 Floor 04 TO 06 | 721sqft | S$465,000 | ▲S$645 +44.0% vs FV | 99yr from 1980 |
May 2025 | Blk 509 ANG MO KIO AVE 8 Floor 04 TO 06 | 872sqft | S$475,000 | ▲S$545 +21.7% vs FV | 99yr from 1980 |
Apr 2025 | Blk 509 ANG MO KIO AVE 8 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +36.2% vs FV | 99yr from 1980 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +23.7% vs FV | 99yr from 1977 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +22.3% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +48.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +35.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +13.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +39.3% vs FV | 99yr from 1977 |
Mar 2026 | Blk 114 ANG MO KIO AVE 4 Floor 10 TO 12 | 797sqft | S$460,000 | ▲S$578 +29.0% vs FV | 99yr from 1978 |
Blk 509 ANG MO KIO AVE 8
Dec 2025 · Floor 04 TO 06
+44.0% vs FV
Blk 509 ANG MO KIO AVE 8
Dec 2025 · Floor 04 TO 06
+44.0% vs FV
Blk 509 ANG MO KIO AVE 8
May 2025 · Floor 04 TO 06
+21.7% vs FV
Blk 509 ANG MO KIO AVE 8
Apr 2025 · Floor 10 TO 12
+36.2% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+23.7% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+22.3% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+48.7% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+35.0% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+13.8% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+39.3% vs FV
Blk 114 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+29.0% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 3 Room property in Ang Mo Kio, with a remaining lease of 52 years, has been estimated at <strong>$323,250</strong>, translating to a price per square foot of <strong>$448</strong>. This assessment indicates a significant market signal, positioning the property above the market baseline by <strong>44.8%</strong>. Such a pronounced deviation suggests that the property is not only appealing but may also be benefitting from specific local demand drivers that are enhancing its perceived value.</p> <p>Our analysis is grounded in a robust dataset, encompassing <strong>467 recent HDB resale transactions</strong> within the vicinity, which grants us high model confidence in this valuation. The relatively shorter remaining lease of 52 years is typically a factor that might suppress value; however, the strong demand in Ang Mo Kio, a well-regarded neighborhood known for its accessibility and amenities, appears to have offset this concern. As we continue to monitor the evolving market dynamics, it is crucial for potential buyers and investors to consider both the lease duration and the current market trends when evaluating opportunities in this vibrant district.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.