10 Ang Mo Kio Avenue 2 567696, Kebun Bahru, North-east Region, Singapore
$2,999,888



















Property Highlights Spacious 4-Bedroom Layout — Functional and efficient design ideal for family living. High Floor with Balcony Facing Unblocked Landed View — Peaceful ambience, great for relaxation or evening gatherings. Tastefully Renovated — Move-in ready with modern finishes, custom carpentry, quality fittings and lighting upgrades. Bright & Airy Interiors — Excellent cross-ventilation and natural daylight throughout. Enclosed Kitchen with built-in appliances and ample storage. Good-sized Bedrooms — Master suite with ensuite bath; junior Master with ensuite and 2 common rooms ideal for children or study Location & Connectivity: - 556m to Mayflower MRT - Easy Access to CTE / SLE / PIE for Island-wide connectivity - 10 min drive to Bishan, Thomson Plaza and Upper Thomson dining belt - 15 min drive to Orchard Road TOP Schools Within Reach: - CHIJ St. Nicholas Girls' School, just 268m away - Ang Mo Kio Primary School - Mayflower Primary School Perfect for families prioritising reputable education paths from Primary to JC Nearby Amenities: - Mayflower Market and Food Centre, Thomson Plaza, Ang Mo Kio Hub, Junction 8 - Cafes and Eateries along Upper Thomson Road - Fair Price Finest, Cold Storage, Sheng Shiong - Ang Mo Kio-Thomson Community Centre, Yio Chu Kang Stadium - Ang Mo Kio Polyclinic, Thomson Medical Centre, Mount Alvernia Hospital - Bishan-Ang Mo Kio Park, Lower Pierce Reservoir, Thomson Nature Park Call Kit 9789XXXX to find out more
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 171 URA transactions
Fair Value
S$2.56M
S$1,920 psf
Asking Price
S$3.00M
S$2,247 psf
vs Market
+17.0%
vs Last Done
+11.2%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
171 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
171 comparable transactions
S$1,921
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,920
Recent Comparable Transactions
10 shown · 171 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +5.3% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +5.3% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▼S$1,833 -4.5% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +1.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +0.8% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +7.7% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +12.8% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +10.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +7.1% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +10.2% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +3.0% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
-4.5% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+1.4% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+0.8% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+7.7% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+12.8% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+10.2% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+7.1% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+10.2% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+3.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.