354 Ang Mo Kio Street 32 560354, Townsville, North-east Region, Singapore
$1,038,880
Lease Start Date: 01 Sep 2001 Remaining Lease: 74 years 6 months (For the month of March) A distinguished residence for homeowners who appreciate space, privacy, and elevated living. ● Impeccably renovated and for immediate move-in — enjoy a stylish home without the hassle, delay, or cost of renovation. ● High-floor corner unit (above #20) boasting breathtaking panoramic, unblocked views; naturally bright, airy, and well-ventilation all day. ● Seamless open-concept kitchen flowing elegantly into an expansive living and dining space — perfect for hosting gatherings or enjoying cozy family moments. ● Exceptionally generous living and dining area with flexibility to carve out a study, home office, or even an additional bedroom as your family’s needs evolve. ● Luxurious master bedroom thoughtfully designed for both productivity and relaxation — dedicated work-and-rest zone, complete with a spacious walk-in wardrobe and a soothing bathtub to unwind in comfort after a long day. Schedule your exclusive viewing today and experience elevated living firsthand.
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: L3008022J
Automated Valuation based on 267 HDB resale transactions (data.gov.sg)
Fair Value
S$893,365
S$755 psf
Asking Price
S$1.04M
S$877 psf
vs Market
+16.3%
vs Last Done
-6.4%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
267 comps
Nearest MRT
Ang Mo Kio
737m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
267 comparable transactions
S$719
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.029
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$755
Recent Comparable Transactions
10 shown · 267 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 310A ANG MO KIO AVE 1 Floor 10 TO 12 | 1,281sqft | S$1,200,000 | ▲S$937 +24.1% vs FV | 99yr from 2012 |
Mar 2026 | Blk 310A ANG MO KIO AVE 1 Floor 10 TO 12 | 1,281sqft | S$1,200,000 | ▲S$937 +24.1% vs FV | 99yr from 2012 |
Mar 2026 | Blk 305 ANG MO KIO AVE 1 Floor 10 TO 12 | 1,324sqft | S$857,500 | ▼S$648 -14.2% vs FV | 99yr from 1977 |
Mar 2026 | Blk 458 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,292sqft | S$750,888 | ▼S$581 -23.0% vs FV | 99yr from 1980 |
Mar 2026 | Blk 457 ANG MO KIO AVE 10 Floor 04 TO 06 | 1,615sqft | S$930,000 | ▼S$576 -23.7% vs FV | 99yr from 1980 |
Mar 2026 | Blk 458 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,292sqft | S$738,000 | ▼S$571 -24.4% vs FV | 99yr from 1980 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,216sqft | S$1,270,000 | ▲S$1,044 +38.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228B ANG MO KIO ST 23 Floor 22 TO 24 | 1,216sqft | S$1,200,000 | ▲S$987 +30.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 228A ANG MO KIO ST 23 Floor 07 TO 09 | 1,216sqft | S$1,148,000 | ▲S$944 +25.0% vs FV | 99yr from 2021 |
Feb 2026 | Blk 551 ANG MO KIO AVE 10 Floor 19 TO 21 | 1,270sqft | S$740,000 | ▼S$583 -22.8% vs FV | 99yr from 1981 |
Feb 2026 | Blk 431 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,281sqft | S$765,000 | ▼S$597 -20.9% vs FV | 99yr from 1979 |
Blk 310A ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+24.1% vs FV
Blk 310A ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+24.1% vs FV
Blk 305 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
-14.2% vs FV
Blk 458 ANG MO KIO AVE 10
Mar 2026 · Floor 13 TO 15
-23.0% vs FV
Blk 457 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-23.7% vs FV
Blk 458 ANG MO KIO AVE 10
Mar 2026 · Floor 10 TO 12
-24.4% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
+38.3% vs FV
Blk 228B ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
+30.7% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 07 TO 09
+25.0% vs FV
Blk 551 ANG MO KIO AVE 10
Feb 2026 · Floor 19 TO 21
-22.8% vs FV
Blk 431 ANG MO KIO AVE 10
Feb 2026 · Floor 07 TO 09
-20.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit located in the esteemed Ang Mo Kio district stands at an estimated value of $893,365, translating to a price per square foot of $755. With a remaining lease of 72 years, this property presents a unique investment opportunity, particularly in a market where lease tenure plays a critical role in buyer sentiment and pricing dynamics.
Current market analysis indicates that this valuation is positioned 16.3% above the baseline, signifying a robust demand for HDB properties in this locality. This elevated market signal reflects not only the desirability of Ang Mo Kio but also the confidence of buyers in the long-term value retention of properties with substantial remaining leases. Our model, bolstered by insights from 267 recent HDB resale transactions in the vicinity, showcases a high level of confidence in this valuation, reinforcing the potential for future appreciation in this well-established neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.