112 Ang Mo Kio Avenue 4 560112, Kebun Bahru, North-east Region, Singapore
$528,888
About the Unit: * Low floor, corner unit, NS orientation * Corner unit, spacious and well Maintained * All 3 bedrooms come with ceiling fan and aircon * Extra yard area which can be used as a multi-purpose room. * Main upgrading completed and billed * 3 months extension required * All ethnic groups welcome 1. Connectivity: * Next beside the block is Mayflower MRT Station (TEL), providing easy accessibility and convenience for travel * Several nearby bus connectivity includes: Bus#262, #265, #71, #76, #268 (just to name a few) 2. Nearby Primary Schools: * Within 1km: AMK Pri, CHIJ St Nicholas Girls School & Mayflower Pri * Within 2km: Ai Tong; Anderson; Catholic High; JingShan & Teck Ghee Pri 3. Amenities: * Hawker Centres at Mayflower Market; Kebun Baru Market & Food Centre; Sembawang Hills Food Centre * Groceries & Supermarts: Broadway Plaza; Jubilee Square; AMK Hub; Thomson Plaza and Junction 8 4. ChildCare Centre: * PCF Sparketots Preschools at 109 AMK Ave 4 * SunFlower PreSchool at 216 AMK Ave 4 * Sunflower Kinderhub at 20, Mayflower Rise * My First Skool at 229 Ang Mo Kio Ave 3 Watch the video tour for details.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
11
Average Price
S4.1M
Total Value
S44.7M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 234 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$427,400
S$401 psf
Asking Price
S$528,888
S$496 psf
vs Market
+23.7%
vs Last Done
-5.5%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
234 comps
Nearest MRT
Ang Mo Kio
1533m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
234 comparable transactions
S$561
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$401
Recent Comparable Transactions
10 shown · 234 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▲S$525 +30.9% vs FV | 99yr from 1979 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▲S$525 +30.9% vs FV | 99yr from 1979 |
Mar 2026 | Blk 414 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$495,000 | ▲S$500 +24.7% vs FV | 99yr from 1979 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +58.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 325 ANG MO KIO AVE 3 Floor 10 TO 12 | 1,055sqft | S$605,888 | ▲S$574 +43.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 429 ANG MO KIO AVE 3 Floor 04 TO 06 | 990sqft | S$508,888 | ▲S$514 +28.2% vs FV | 99yr from 1978 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 04 TO 06 | 990sqft | S$595,000 | ▲S$601 +49.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▲S$505 +25.9% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▲S$521 +29.9% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▲S$576 +43.6% vs FV | 99yr from 1978 |
Mar 2026 | Blk 610 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,001sqft | S$545,000 | ▲S$544 +35.7% vs FV | 99yr from 1980 |
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+30.9% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+30.9% vs FV
Blk 414 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+24.7% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+58.6% vs FV
Blk 325 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+43.1% vs FV
Blk 429 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+28.2% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+49.9% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+25.9% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+29.9% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+43.6% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+35.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Ang Mo Kio, with a remaining lease of 50 years, stands at an estimated value of $427,400, translating to a price per square foot (PSF) of $401. This valuation is notably above the market baseline, reflecting a substantial 23.7% premium. Such a significant deviation from the baseline price indicates strong demand and competitive bidding dynamics within the Ang Mo Kio estate, an area known for its strategic location and robust community amenities.
Our analysis, grounded in a comprehensive review of 234 recent HDB resale transactions in the vicinity, reinforces a high level of confidence in this model. The enduring appeal of HDB properties in Ang Mo Kio, particularly those with a 50-year lease, suggests that buyers are willing to invest at higher price points, perhaps driven by the area's accessibility and vibrant neighborhood. Furthermore, this trend may be influenced by broader market conditions, including a limited supply of resale flats and an influx of buyers seeking to capitalize on the potential for appreciation in property values over the remaining lease term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.