538 Ang Mo Kio Avenue 5 560538, Cheng San, North-east Region, Singapore
$400,000









This flat is a 3 Rooms HDB for sale in 538 Ang Mo Kio Avenue 5, a stunning HDB Resale Flat in Singapore. Key features ✓ Walking Distance to Wet Market ✓ Walking Distance to Hawker Centre ✓ Original condition ✓ Move-in condition ✓ Spacious layout ✓ Squarish layout ✓ Bright and airy ✓ No west sun ✓ Quiet and peaceful facing ✓ Convenient location ✓ Great for own stay Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Ang Mo Kio. Located in Ang Mo Kio HDB Estate, this development is part of District 20. Completed in 1980, Cheng San View is a 99 year leasehold HDB Development with a total of 216 units. It has a total of 10 floors and is one of 33 HDB Blocks on Ang Mo Kio Avenue 5. If you are looking for a property in the Ang Mo Kio, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 538 (34 m) - 1 mins walk • Opposite Blk 538 (50 m) - 1 mins walk • Blk 540 (173 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sri Mahalakshmi Store P. L. (271 m) - 4 mins walk • Giant Express (335 m) - 5 mins walk • Giant Express - Ang Mo Kio 525 (337 m) - 5 mins walk • 2 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Anderson Secondary School (204 m) - 3 mins walk • Former Holy Innocents' Primary School (315 m) - 5 mins walk • Carpe Diem (363 m) - 6 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Ang Mo Kio Town Garden East (629 m) - 3 mins drive • 7 parks within 5 km
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…
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Automated Valuation based on 9 HDB resale transactions (data.gov.sg)
Fair Value
S$319,466
S$436 psf
Asking Price
S$400,000
S$546 psf
vs Market
+25.2%
vs Last Done
+2.4%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Ang Mo Kio
755m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$565
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$436
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 538 ANG MO KIO AVE 5 Floor 01 TO 03 | 732sqft | S$390,000 | ▲S$533 +22.2% vs FV | 99yr from 1980 |
May 2026 | Blk 538 ANG MO KIO AVE 5 Floor 01 TO 03 | 732sqft | S$390,000 | ▲S$533 +22.2% vs FV | 99yr from 1980 |
Dec 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$400,000 | ▲S$546 +25.2% vs FV | 99yr from 1980 |
Nov 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$450,000 | ▲S$510 +17.0% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$458,000 | ▲S$626 +43.6% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 883sqft | S$453,000 | ▲S$513 +17.7% vs FV | 99yr from 1980 |
Jul 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +28.4% vs FV | 99yr from 1980 |
Jun 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$492,000 | ▲S$557 +27.8% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$442,888 | ▲S$605 +38.8% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 732sqft | S$465,000 | ▲S$635 +45.6% vs FV | 99yr from 1980 |
Blk 538 ANG MO KIO AVE 5
May 2026 · Floor 01 TO 03
+22.2% vs FV
Blk 538 ANG MO KIO AVE 5
May 2026 · Floor 01 TO 03
+22.2% vs FV
Blk 538 ANG MO KIO AVE 5
Dec 2025 · Floor 04 TO 06
+25.2% vs FV
Blk 538 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+17.0% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 07 TO 09
+43.6% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 10 TO 12
+17.7% vs FV
Blk 538 ANG MO KIO AVE 5
Jul 2025 · Floor 04 TO 06
+28.4% vs FV
Blk 538 ANG MO KIO AVE 5
Jun 2025 · Floor 04 TO 06
+27.8% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+38.8% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 10 TO 12
+45.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property located in Ang Mo Kio, with a remaining lease of 53 years, stands at an estimated value of $319,466, translating to a price per square foot (PSF) of $436. This valuation is particularly noteworthy as it indicates a market signal that is above the prevailing market rate by 25.2%, suggesting a substantial premium relative to the baseline price. Such a significant deviation highlights the property’s attractive features and desirability in a competitive real estate landscape.
The model confidence level associated with this valuation is categorized as medium, which reflects a reliance on data derived from nine recent HDB resale transactions within the vicinity. This sample size provides a reasonable basis for comparison; however, it also underscores the need for potential buyers and investors to consider broader market trends alongside localized factors. The remaining lease of 53 years is a critical component in assessing future value appreciation and occupancy potential, as leasehold properties in Singapore often command varying levels of interest based on their tenure. Overall, this valuation encapsulates the dynamic interplay between location, lease duration, and market demand, positioning this property as a compelling opportunity in the current HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.