406 Ang Mo Kio Avenue 10 560406, Chong Boon, North-east Region, Singapore
$358,000










=============== HDB 2-room Flat, High Floor, North-South Orientation, Doorstep to Amenities, Serious Seller --- • TOP 1979 • 1 Bed 1 Bath (474 sqft) • Above #09 floor • High Floor • North-South Orientation • Unblocked View • Bright and Windy • Spacious Layout • Regular layout • No odd shape • No Extension Required • Doorstep to Amenities • Household: Chinese This unit is simply designed — if you love easy-to-maintain home, this one’s definitely for you! Just a few minutes’ walk away is Teck Ghee Square and the market, where you can get your daily essentials, enjoy authentic local food, or browse the hawker centre — everything you need is right at your doorstep! Right next door is the Teck Ghee Community Club, which has a multi-purpose hall, culinary studio, and sports courts for badminton and basketball. Whether it’s for fitness or family fun, it’s super convenient! The bus stop is right outside — just three stops to Ang Mo Kio MRT and AMK Hub! At AMK Hub, you’ll find supermarkets, restaurants, cinemas, and retail stores — perfect for shopping, dining, or catching a movie! If you love nature, you’ll be glad to know that Bishan–AMK Park is nearby — it’s scenic and peaceful, ideal for a morning jog, a walk, or a picnic! ===== We help owners sell their HDB @$1999, Condo @$4999 & Landed @$9,999 fixed commission =====
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: L3007139C
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$364,120
S$768 psf
Asking Price
S$358,000
S$755 psf
vs Market
-1.7%
vs Last Done
+1.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Ang Mo Kio
1014m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$732
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$768
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 406 ANG MO KIO AVE 10 Floor 07 TO 09 | 474sqft | S$353,000 | ▼S$745 -3.0% vs FV | 99yr from 1979 |
Aug 2025 | Blk 406 ANG MO KIO AVE 10 Floor 07 TO 09 | 474sqft | S$353,000 | ▼S$745 -3.0% vs FV | 99yr from 1979 |
May 2025 | Blk 406 ANG MO KIO AVE 10 Floor 04 TO 06 | 474sqft | S$340,000 | ▼S$718 -6.5% vs FV | 99yr from 1979 |
Blk 406 ANG MO KIO AVE 10
Aug 2025 · Floor 07 TO 09
-3.0% vs FV
Blk 406 ANG MO KIO AVE 10
Aug 2025 · Floor 07 TO 09
-3.0% vs FV
Blk 406 ANG MO KIO AVE 10
May 2025 · Floor 04 TO 06
-6.5% vs FV
HELIOS AI Analysis
In assessing the valuation of the HDB 2 Room unit located in the highly sought-after district of Ang Mo Kio, it is noteworthy that the property carries a remaining lease of 75 years. The estimated value stands at $364,120, translating to a price per square foot (PSF) of $768. This valuation reflects a modest 1.7% differential from the baseline market price, indicating a stable demand within this segment of the HDB market.
However, it is essential to consider the model confidence associated with this valuation, which is rated as low. This indicates potential volatility in the market dynamics, largely driven by the limited sample size of only two recent HDB resale transactions in the vicinity. Such a narrow data pool may not fully encapsulate the broader market trends or buyer sentiment, suggesting that potential investors should exercise caution and conduct further due diligence. The remaining lease period of 75 years also plays a crucial role in investment considerations, as it may impact future resale potential and buyer interest 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.