540 Ang Mo Kio Avenue 10 560540, Cheng San, North-east Region, Singapore
$1,300 /month
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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 4 HDB resale transactions (data.gov.sg)
Fair Value
S$88,656
S$443 psf
Asking Price
S$1,300
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
54 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Ang Mo Kio
886m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$563
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.771
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$443
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 540 ANG MO KIO AVE 10 Floor 04 TO 06 | 732sqft | S$425,000 | ▲S$581 +31.2% vs FV | 99yr from 1981 |
Feb 2026 | Blk 540 ANG MO KIO AVE 10 Floor 04 TO 06 | 732sqft | S$425,000 | ▲S$581 +31.2% vs FV | 99yr from 1981 |
Nov 2025 | Blk 540 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$490,000 | ▲S$555 +25.3% vs FV | 99yr from 1981 |
Jul 2025 | Blk 540 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$480,000 | ▲S$544 +22.8% vs FV | 99yr from 1981 |
Jun 2025 | Blk 540 ANG MO KIO AVE 10 Floor 01 TO 03 | 732sqft | S$420,000 | ▲S$574 +29.6% vs FV | 99yr from 1981 |
Blk 540 ANG MO KIO AVE 10
Feb 2026 · Floor 04 TO 06
+31.2% vs FV
Blk 540 ANG MO KIO AVE 10
Feb 2026 · Floor 04 TO 06
+31.2% vs FV
Blk 540 ANG MO KIO AVE 10
Nov 2025 · Floor 04 TO 06
+25.3% vs FV
Blk 540 ANG MO KIO AVE 10
Jul 2025 · Floor 04 TO 06
+22.8% vs FV
Blk 540 ANG MO KIO AVE 10
Jun 2025 · Floor 01 TO 03
+29.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Ang Mo Kio, with a remaining lease of 54 years, reflects a calculated estimate of $88,656, translating to a price per square foot (PSF) of $443. This valuation indicates a market price that is in line with the baseline, showcasing a 0% difference, which suggests stability in the current market conditions. Such a figure underscores the equilibrium between supply and demand in this residential segment, where buyers and sellers are aligning their expectations.
However, it is essential to note that the model confidence for this valuation is categorized as low, primarily due to the limited dataset, which is based on only four recent HDB resale transactions in the vicinity. The dynamics of the Ang Mo Kio area, known for its strategic location and robust community amenities, play a crucial role in shaping market perceptions. As the remaining lease of 54 years is a critical factor influencing buyer sentiment, potential purchasers may exhibit varying degrees of willingness to invest based on their long-term plans. Thus, while the current valuation reflects stability, ongoing monitoring of market trends and lease considerations will be vital for accurate future assessments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.