557 Ang Mo Kio Avenue 10 560557, Cheng San, North-east Region, Singapore
$450,000












This flat is a 3 Rooms HDB for sale with 2 Baths in 557 Ang Mo Kio Avenue 10, a stunning HDB Resale Flat in Singapore. Looking for a HDB for Sale in Singapore? Cheng San Place is the perfect property in Ang Mo Kio for you! Located in Ang Mo Kio HDB Estate, this development is part of District 20. Completed in 1980, Cheng San Place is a 99 year leasehold HDB Development with a total of 188 units. It has a total of 13 floors and is one of 105 HDB blocks on Ang Mo Kio Avenue 10. Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Blk 555 (125 m) - 2 mins walk • Blk 574 (129 m) - 2 mins walk • Blk 561 (156 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Chai Peng Wah (380 m) - 6 mins walk • Yoon Klrang Trading Pte. Ltd. (386 m) - 6 mins walk • Sri Mahalakshmi Store P. L. (425 m) - 6 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • 大橋小 學 (191 m) - 3 mins walk • Former Holy Innocents' Primary School (464 m) - 7 mins walk • Carpe Diem (605 m) - 4 mins drive • 5 more schools within 1 km ⭑ Nearby Parks • Ang Mo Kio Town Garden East (797 m) - 4 mins drive • Nim Meadow Park (999 m) - 5 mins drive • 7 parks within 5 km Please call Eugene Lee Rongjian from 99.co @ +659748XXXX to arrange for a viewing.
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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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$315,168
S$431 psf
Asking Price
S$450,000
S$616 psf
vs Market
+42.8%
vs Last Done
+8.1%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
933m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$558
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$431
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 557 ANG MO KIO AVE 10 Floor 10 TO 12 | 732sqft | S$417,000 | ▲S$570 +32.3% vs FV | 99yr from 1980 |
Dec 2025 | Blk 557 ANG MO KIO AVE 10 Floor 10 TO 12 | 732sqft | S$417,000 | ▲S$570 +32.3% vs FV | 99yr from 1980 |
Aug 2025 | Blk 557 ANG MO KIO AVE 10 Floor 10 TO 12 | 732sqft | S$413,888 | ▲S$565 +31.1% vs FV | 99yr from 1980 |
May 2025 | Blk 557 ANG MO KIO AVE 10 Floor 01 TO 03 | 732sqft | S$395,000 | ▲S$540 +25.3% vs FV | 99yr from 1980 |
Blk 557 ANG MO KIO AVE 10
Dec 2025 · Floor 10 TO 12
+32.3% vs FV
Blk 557 ANG MO KIO AVE 10
Dec 2025 · Floor 10 TO 12
+32.3% vs FV
Blk 557 ANG MO KIO AVE 10
Aug 2025 · Floor 10 TO 12
+31.1% vs FV
Blk 557 ANG MO KIO AVE 10
May 2025 · Floor 01 TO 03
+25.3% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation for a 3-room HDB unit located in Ang Mo Kio presents a compelling narrative of both opportunity and caution. With a remaining lease of 53 years, this property is estimated to hold a value of $315,168, translating to approximately $431 PSF. This valuation stands at a significant 42.8% above the market baseline, indicating a potentially inflated pricing relative to recent comparable sales.
The model confidence for this valuation is categorized as low, suggesting a level of uncertainty that prospective buyers should carefully consider. Based on three recent HDB resale transactions within the vicinity, the elevated valuation may reflect unique local demand dynamics or specific property attributes that have not been fully captured in the model. It is essential for stakeholders to analyze the implications of the shorter remaining lease, as this factor can influence buyer sentiment and long-term investment viability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.