602 Ang Mo Kio Avenue 5 560602, Yio Chu Kang West, North-east Region, Singapore
$1,300,000
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
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Automated Valuation based on 13 HDB resale transactions (data.gov.sg)
Fair Value
S$868,018
S$495 psf
Asking Price
S$1.30M
S$741 psf
vs Market
+49.8%
vs Last Done
+5.1%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
13 comps
Nearest MRT
Ang Mo Kio
1971m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
13 comparable transactions
S$654
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$495
Recent Comparable Transactions
10 shown · 13 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +42.4% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +42.4% vs FV | 99yr from 1980 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +27.9% vs FV | 99yr from 1981 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▲S$566 +14.3% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▲S$690 +39.4% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▲S$631 +27.5% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▲S$688 +39.0% vs FV | 99yr from 1978 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +49.7% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▲S$529 +6.9% vs FV | 99yr from 1981 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +27.9% vs FV | 99yr from 1979 |
Aug 2024 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,755sqft | S$1,238,888 | ▲S$706 +42.6% vs FV | 99yr from 1979 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+42.4% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+42.4% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+27.9% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+14.3% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+39.4% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+27.5% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+39.0% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+49.7% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+6.9% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+27.9% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+42.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Ang Mo Kio, currently estimated at $868,018 or $495 PSF, reflects a noteworthy market signal that positions it above the baseline by 49.8%. This premium pricing is indicative of the robust demand for HDB properties in this sought-after locale, particularly given the remaining lease of 53 years. The Ang Mo Kio district, known for its strategic proximity to essential amenities and excellent transport links, continues to attract buyers, thus allowing for higher valuations than the average market rates.
Our analysis is supported by a comprehensive review of 13 recent HDB resale transactions within the vicinity, which reinforces the model's confidence rating at a medium level. While the elevated valuation suggests a strong buyer interest, it is essential to consider the potential implications of the remaining lease period on future resale value. Properties with shorter leases can face depreciation concerns, yet the Ang Mo Kio area demonstrates resilience, buoyed by its desirability and historical price stability. As such, this property reflects an intriguing opportunity for investors looking to capitalize on the enduring appeal of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.