642 Ang Mo Kio Avenue 5 560642, Yio Chu Kang West, North-east Region, Singapore
$760,000
- serious seller - suitable for big family - super huge and efficient layout - quiet greenery facing - 100% move in condition Call Kenny @9800XXXX for an exclusive viewing!! Discover your dream home with this stunning 3-bedroom, 2-bathroom HDB for sale, available now! Located at 642, Ang Mo Kio Avenue 5, this spacious 1302 sqft unit is perfect for families looking for comfort and convenience. Just a short distance from Yio Chu Kang MRT Station (1.4 km) and Mayflower MRT Station (1.5 km), commuting is a breeze. Families will appreciate the proximity to reputable schools such as Yio Chu Kang Secondary School (1.2 km) and Presbyterian High School (1.5 km). Grocery shopping is convenient with ACE Marketplace (1.3 km) and Sheng Siong Supermarket (1.6 km) nearby. Enjoy retail therapy at Djitsun Mall (1.6 km) and the Mayflower Shopping & Food Centre (1.5 km) for all your shopping and dining needs. This well-maintained unit features modern amenities, including bedroom cabinets, air conditioning, and a fridge, ensuring a comfortable living experience. Don’t miss this opportunity to own a beautiful home in a vibrant community. Schedule a viewing today and make it yours!
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: L3002382K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$531,622
S$408 psf
Asking Price
S$760,000
S$584 psf
vs Market
+43.0%
vs Last Done
+1.7%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Ang Mo Kio
1336m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$539
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$408
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,324sqft | S$760,000 | ▲S$574 +40.7% vs FV | 99yr from 1980 |
Jan 2026 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,324sqft | S$760,000 | ▲S$574 +40.7% vs FV | 99yr from 1980 |
Nov 2025 | Blk 642 ANG MO KIO AVE 5 Floor 04 TO 06 | 1,324sqft | S$745,000 | ▲S$563 +38.0% vs FV | 99yr from 1980 |
Aug 2024 | Blk 642 ANG MO KIO AVE 5 Floor 04 TO 06 | 1,302sqft | S$649,000 | ▲S$498 +22.1% vs FV | 99yr from 1980 |
Aug 2024 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,302sqft | S$680,000 | ▲S$522 +27.9% vs FV | 99yr from 1980 |
Blk 642 ANG MO KIO AVE 5
Jan 2026 · Floor 07 TO 09
+40.7% vs FV
Blk 642 ANG MO KIO AVE 5
Jan 2026 · Floor 07 TO 09
+40.7% vs FV
Blk 642 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+38.0% vs FV
Blk 642 ANG MO KIO AVE 5
Aug 2024 · Floor 04 TO 06
+22.1% vs FV
Blk 642 ANG MO KIO AVE 5
Aug 2024 · Floor 07 TO 09
+27.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 ROOM property in Ang Mo Kio, estimated at $531,622, presents a significant insight into the current market dynamics within this sought-after district. With a remaining lease of 53 years, the property is positioned at a price point of $408 per square foot, which reflects a noteworthy premium over the baseline valuation by 43%. This elevated market signal suggests an active demand for HDB properties in Ang Mo Kio, driven by its strategic location and the amenities that cater to a diverse demographic.
However, it is essential to approach this valuation with caution, as the model confidence is classified as low. This indicates that the estimated value may be influenced by a limited dataset, with only four recent HDB resale transactions providing the comparative framework. Buyers and investors should consider the implications of the remaining lease, as properties with shorter leases may experience varying levels of interest and price stability. In light of these factors, the Ang Mo Kio HDB market remains a complex landscape, warranting careful analysis and strategic foresight for prospective stakeholders.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.