Ang Mo Kio Avenue 9, Yio Chu Kang West, North-east Region, Singapore
$5,780,000
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Total Transactions
27
Average Price
S1.6M
Total Value
S43.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 32 HDB resale transactions (data.gov.sg)
Fair Value
S$1.43M
S$571 psf
Asking Price
S$5.78M
S$1,646 psf
vs Market
+303.1%
vs Last Done
+138.6%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
32 comps
Nearest MRT
Ang Mo Kio
1948m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$666
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$571
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▲S$690 +20.8% 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 +20.8% 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 -7.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +23.5% vs FV | 99yr from 1980 |
Mar 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,582sqft | S$1,225,000 | ▲S$774 +35.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 104A ANG MO KIO ST 11 Floor 01 TO 03 | 1,550sqft | S$1,201,888 | ▲S$775 +35.7% vs FV | 99yr from 1996 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +10.9% vs FV | 99yr from 1981 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,647sqft | S$1,128,000 | ▲S$685 +20.0% vs FV | 99yr from 1996 |
Sep 2025 | Blk 613 ANG MO KIO AVE 4 Floor 01 TO 03 | 1,679sqft | S$1,178,000 | ▲S$702 +22.9% vs FV | 99yr from 1996 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▼S$566 -0.9% 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 +10.5% vs FV | 99yr from 1978 |
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+20.8% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+20.8% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
-7.4% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+23.5% vs FV
Blk 104A ANG MO KIO ST 11
Mar 2026 · Floor 01 TO 03
+35.6% vs FV
Blk 104A ANG MO KIO ST 11
Jan 2026 · Floor 01 TO 03
+35.7% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+10.9% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+20.0% vs FV
Blk 613 ANG MO KIO AVE 4
Sep 2025 · Floor 01 TO 03
+22.9% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
-0.9% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+10.5% vs FV
HELIOS AI Analysis
The subject property, an Executive HDB located in the sought-after Ang Mo Kio estate, presents a compelling investment opportunity with an estimated valuation of $1,433,759, translating to a robust $571 PSF. This valuation reflects a significant premium, indicated by a market signal that is noted to be 303.1% above the baseline, suggesting that this property is highly sought after within the current market dynamics. The elevated valuation is supported by a comprehensive analysis of 32 recent HDB resale transactions in the vicinity, showcasing a strong demand for properties in this area.
With a remaining lease of 60 years, potential buyers can feel confident in the long-term viability of this investment. Ang Mo Kio, known for its strategic location and robust community amenities, continues to attract both homeowners and investors alike, driving up property values. The high model confidence rating further underscores the reliability of this valuation, positioning the HDB Executive not just as a home, but as a strategic financial asset in a rapidly evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.