23 Ang Mo Kio Avenue 9 569787, Yio Chu Kang West, North-east Region, Singapore
$2,200,000


















- Unblocked View. - Well Kept. Move In Condition. - Rare 4Bedder Plus Study With High Layout Efficiency. - Bright And Breezy. - Spacious. Functional And Effective Layout. Good Size Rooms. No Bay Windows. - Nearby Amenities Include Ang Mo Kio Hub, Eateries, Supermarkets. - Primary Schools Within 1Km: Anderson Pri Sch, Mayflower Pri Sch. - Primary Schools Between 1 - 2Km: Ang Mo Kio Pri Sch, CHIJ St Nicholas Girls’ Sch, Jing Shan Pri Sch. - Close Proximity To Yio Chu Kang MRT (NS15). - Easy Access To SLE/CTE/TPE. Meet Angus and Tricia: Your Dynamic Real Estate Power Couple. Real estate isn’t just about buying and selling—it’s about making the right moves at the right time. And that’s where we come in. With a combined experience of 19 years and leading a powerhouse team of over 70 dedicated real estate agents, we specialize in delivering results that matter—helping clients to Move Fast, Buy Smart, Sell Strong and Win Big. In today's digital age, presence is key, and Angus and Tricia excel in this realm. With a strong social media following of over 80,000 combined followers on Instagram (@vaingloriousyou / @anguslim_), this gives your listing maximum exposure like no other. Our approach is simple: strategic, data-driven, and always focused on future proofing your assets. When you work with us, you’re making a move that sets you up for long-term success. Let’s make it happen. Your dream home, your next big profit - we handle both. Serious about winning in real estate? So are we! Angus Lim 9635.3065 / Tricia Ong 9029.7512
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
51
Average Price
S1.6M
Total Value
S80.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 40 URA transactions
Fair Value
S$1.88M
S$1,213 psf
Asking Price
S$2.20M
S$1,419 psf
vs Market
+17.0%
vs Last Done
+11.1%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Ang Mo Kio
1837m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$1,193
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,213
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,550sqft | S$1,980,000 | ▲S$1,277 +5.3% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,550sqft | S$1,980,000 | ▲S$1,277 +5.3% vs FV | 99 yrs lease commencing from 2001 |
May 2025 | ANG MO KIO AVENUE 9 Floor 01-05 | 1,550sqft | S$2,068,000 | ▲S$1,334 +10.0% vs FV | 99 yrs lease commencing from 2001 |
Apr 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,119sqft | S$1,540,000 | ▲S$1,376 +13.4% vs FV | 99 yrs lease commencing from 2001 |
Mar 2025 | ANG MO KIO AVENUE 9 Floor 11-15 | 1,389sqft | S$1,900,000 | ▲S$1,368 +12.8% vs FV | 99 yrs lease commencing from 2001 |
Mar 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,119sqft | S$1,510,000 | ▲S$1,349 +11.2% vs FV | 99 yrs lease commencing from 2001 |
Feb 2025 | ANG MO KIO AVENUE 9 Floor 11-15 | 1,389sqft | S$1,960,000 | ▲S$1,412 +16.4% vs FV | 99 yrs lease commencing from 2001 |
Sep 2024 | ANG MO KIO AVENUE 9 Floor 01-05 | 1,389sqft | S$1,800,000 | ▲S$1,296 +6.8% vs FV | 99 yrs lease commencing from 2001 |
Jun 2024 | ANG MO KIO AVENUE 9 Floor 16-20 | 1,389sqft | S$1,780,000 | ▲S$1,282 +5.7% vs FV | 99 yrs lease commencing from 2001 |
Mar 2024 | ANG MO KIO AVENUE 9 Floor 16-20 | 2,433sqft | S$2,450,000 | ▼S$1,007 -17.0% vs FV | 99 yrs lease commencing from 2001 |
Jan 2024 | ANG MO KIO AVENUE 9 Floor 01-05 | 1,421sqft | S$1,750,000 | ▲S$1,232 +1.6% vs FV | 99 yrs lease commencing from 2001 |
ANG MO KIO AVENUE 9
May 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 9
May 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 9
May 2025 · Floor 01-05
+10.0% vs FV
ANG MO KIO AVENUE 9
Apr 2025 · Floor 06-10
+13.4% vs FV
ANG MO KIO AVENUE 9
Mar 2025 · Floor 11-15
+12.8% vs FV
ANG MO KIO AVENUE 9
Mar 2025 · Floor 06-10
+11.2% vs FV
ANG MO KIO AVENUE 9
Feb 2025 · Floor 11-15
+16.4% vs FV
ANG MO KIO AVENUE 9
Sep 2024 · Floor 01-05
+6.8% vs FV
ANG MO KIO AVENUE 9
Jun 2024 · Floor 16-20
+5.7% vs FV
ANG MO KIO AVENUE 9
Mar 2024 · Floor 16-20
-17.0% vs FV
ANG MO KIO AVENUE 9
Jan 2024 · Floor 01-05
+1.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.