523 Ang Mo Kio Avenue 5 560523, Cheng San, North-east Region, Singapore
$458,000
Discover your new home in this charming 2 bedroom, 2 bathroom HDB unit for sale! 3room, 732sf, vacant unit, available for early completion, #07-xxxx. This spacious 732 sqft property is located at 523, Ang Mo Kio Avenue 5, Singapore, offering a comfortable living environment. Just a short walk away, you will find the Ang Mo Kio MRT station (0.9 km) for easy commuting. Families will appreciate the proximity to Anderson Secondary School (1.0 km) and New Life Preschool @ Ang Mo Kio (0.8 km), making school runs a breeze. For your shopping needs, FairPrice Finest Ang Mo Kio (1.2 km) and AMK Hub (1.3 km) are conveniently nearby. The unit features a modern water heater, built-in wardrobes, and spacious living areas that enhance your daily comfort. With its ideal location and amenities, this property is perfect for families or investors looking for a prime opportunity in Singapore's real estate market. Don't miss out on the chance to make this lovely HDB your new home! Chinese Seller willing to listen to auspicious offer by open house viewing!!! Potential Seller/landlord, Ring me if you want your unit to sell/rent at irresistable Price. Faster hand Faster leg! Ring me: 9277XXXX Or wired me:collin_tn@yahoo.com
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$361,164
S$493 psf
Asking Price
S$458,000
S$626 psf
vs Market
+26.8%
vs Last Done
-5.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
497m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$633
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$493
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 523 ANG MO KIO AVE 5 Floor 10 TO 12 | 732sqft | S$482,000 | ▲S$659 +33.7% vs FV | 99yr from 1980 |
Jan 2026 | Blk 523 ANG MO KIO AVE 5 Floor 10 TO 12 | 732sqft | S$482,000 | ▲S$659 +33.7% vs FV | 99yr from 1980 |
Nov 2025 | Blk 523 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$447,000 | ▲S$611 +23.9% vs FV | 99yr from 1980 |
Jun 2025 | Blk 523 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$460,000 | ▲S$628 +27.4% vs FV | 99yr from 1980 |
Blk 523 ANG MO KIO AVE 5
Jan 2026 · Floor 10 TO 12
+33.7% vs FV
Blk 523 ANG MO KIO AVE 5
Jan 2026 · Floor 10 TO 12
+33.7% vs FV
Blk 523 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+23.9% vs FV
Blk 523 ANG MO KIO AVE 5
Jun 2025 · Floor 07 TO 09
+27.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, with a remaining lease of 52 years, is estimated at $361,164, equating to $493 PSF. This figure places the property significantly above the baseline market value by 26.8%, indicating a strong demand within this vibrant district. Ang Mo Kio, known for its robust community amenities and strategic location, continues to attract buyers, thus enhancing property valuations. However, the noted market signal suggests that the current estimate may be inflated relative to similar properties in the vicinity.
It is essential to consider the model confidence, which is classified as low. This indicates potential volatility in the market and suggests that the valuation is based on a limited data set, specifically three recent HDB resale transactions nearby. In a landscape where HDB prices are influenced by various factors including remaining lease duration, market sentiment, and local amenities, prospective buyers and investors should approach this valuation with a degree of caution. The combination of diminishing lease tenure and elevated pricing could lead to future fluctuations in demand, necessitating a thorough analysis before making any strategic decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.