450 Ang Mo Kio Avenue 10 560450, Chong Boon, North-east Region, Singapore
$2,800 /month





















Discover comfort and convenience in this well-maintained 2-bedroom flat nestled in the vibrant Ang Mo Kio neighborhood. Located in a mature estate with excellent connectivity and amenities, this unit offers a perfect blend of practicality and lifestyle appeal. 在充满活力的宏茂桥成熟社区中,发现这间维护良好的两房组屋单位,兼具舒适与便利,适合自住或投资。 Well maintain & renovated. 维护良好,已翻新。 Bedrooms/Bathrooms: 2 spacious bedrooms, 2 bathrooms 卧室/浴室:2间宽敞卧室,2间浴室 Layout: Efficient floor plan with bright, airy interiors and generous living/dining areas 格局:通风明亮,客厅与餐厅空间宽敞,居住舒适 Tenure: 99-year leasehold from 1979 产权:99年地契(从1979年起) Just minutes to Ang Mo Kio MRT Station and Bus Interchange 步行可达宏茂桥地铁站与巴士转换站 Surrounded by top amenities including AMK Hub, Jubilee Square, and 51@AMK 周边设施齐全,包括AMK Hub, Jubilee Square与51@AMK Walking distance to supermarkets, eateries, clinics, and schools 附近有超市、美食餐厅、诊所与学校 Easy access to major expressways (CTE, PIE) for seamless commuting 靠近主要高速公路(CTE、PIE),通勤便利 Situated in a peaceful, family-friendly neighborhood 位于宁静、适合家庭居住的社区 Close to parks and cycling paths as part of Singapore’s first walking & cycling town initiative 靠近公园与骑行步道,支持新加坡步行与骑行城市计划 Ideal for young couples, small families, or savvy investors seeking strong rental demand 适合年轻夫妻、小家庭或寻求稳定租金回报的投资者 Pls call Seng Shirley @ 9672.4011 to view. 预约看房:请致电 Seng Shirley:9672.4011
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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…
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Estimated sale value based on 24 HDB resale transactions (data.gov.sg)
Fair Value
S$373,060
S$510 psf
Asking Price
S$2,800
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
24 comps
Nearest MRT
Ang Mo Kio
685m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
24 comparable transactions
S$673
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$510
Recent Comparable Transactions
10 shown · 24 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 314 ANG MO KIO AVE 3 Floor 04 TO 06 | 474sqft | S$290,000 | ▲S$612 +20.0% vs FV | 99yr from 1978 |
Apr 2026 | Blk 314 ANG MO KIO AVE 3 Floor 04 TO 06 | 474sqft | S$290,000 | ▲S$612 +20.0% vs FV | 99yr from 1978 |
Apr 2026 | Blk 314 ANG MO KIO AVE 3 Floor 07 TO 09 | 474sqft | S$303,000 | ▲S$640 +25.5% vs FV | 99yr from 1978 |
Mar 2026 | Blk 508 ANG MO KIO AVE 8 Floor 04 TO 06 | 474sqft | S$330,000 | ▲S$697 +36.7% vs FV | 99yr from 1980 |
Feb 2026 | Blk 314 ANG MO KIO AVE 3 Floor 10 TO 12 | 474sqft | S$325,000 | ▲S$686 +34.5% vs FV | 99yr from 1978 |
Jan 2026 | Blk 314 ANG MO KIO AVE 3 Floor 10 TO 12 | 474sqft | S$345,000 | ▲S$728 +42.7% vs FV | 99yr from 1978 |
Dec 2025 | Blk 323 ANG MO KIO AVE 3 Floor 04 TO 06 | 474sqft | S$300,000 | ▲S$633 +24.1% vs FV | 99yr from 1977 |
Nov 2025 | Blk 510 ANG MO KIO AVE 8 Floor 07 TO 09 | 474sqft | S$380,000 | ▲S$802 +57.3% vs FV | 99yr from 1980 |
Nov 2025 | Blk 510 ANG MO KIO AVE 8 Floor 01 TO 03 | 474sqft | S$335,000 | ▲S$707 +38.6% vs FV | 99yr from 1980 |
Aug 2025 | Blk 406 ANG MO KIO AVE 10 Floor 07 TO 09 | 474sqft | S$353,000 | ▲S$745 +46.1% vs FV | 99yr from 1979 |
Aug 2025 | Blk 314 ANG MO KIO AVE 3 Floor 07 TO 09 | 474sqft | S$320,000 | ▲S$676 +32.5% vs FV | 99yr from 1978 |
Blk 314 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+20.0% vs FV
Blk 314 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+20.0% vs FV
Blk 314 ANG MO KIO AVE 3
Apr 2026 · Floor 07 TO 09
+25.5% vs FV
Blk 508 ANG MO KIO AVE 8
Mar 2026 · Floor 04 TO 06
+36.7% vs FV
Blk 314 ANG MO KIO AVE 3
Feb 2026 · Floor 10 TO 12
+34.5% vs FV
Blk 314 ANG MO KIO AVE 3
Jan 2026 · Floor 10 TO 12
+42.7% vs FV
Blk 323 ANG MO KIO AVE 3
Dec 2025 · Floor 04 TO 06
+24.1% vs FV
Blk 510 ANG MO KIO AVE 8
Nov 2025 · Floor 07 TO 09
+57.3% vs FV
Blk 510 ANG MO KIO AVE 8
Nov 2025 · Floor 01 TO 03
+38.6% vs FV
Blk 406 ANG MO KIO AVE 10
Aug 2025 · Floor 07 TO 09
+46.1% vs FV
Blk 314 ANG MO KIO AVE 3
Aug 2025 · Floor 07 TO 09
+32.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Ang Mo Kio, with a remaining lease of 52 years, stands at an estimated value of $373,060, translating to a price per square foot (PSF) of $510. This valuation is firmly positioned at the market baseline, reflecting a 0% difference from prevailing market prices. Such a stable pricing indicates a balanced market condition, where the supply and demand dynamics are relatively harmonized, thus providing a reliable investment opportunity for potential buyers.
With a high model confidence rating and support from 24 recent HDB resale transactions in the vicinity, this valuation is underpinned by robust market data. The Ang Mo Kio area, known for its strategic location and well-established amenities, continues to draw interest from both owner-occupiers and investors alike. The remaining lease of 52 years is a crucial factor to consider; while it offers a substantial duration for habitation, prospective buyers should remain cognizant of the implications of lease decay over time. Overall, this property represents a solid choice within the current market landscape, appealing to both first-time buyers and seasoned investors looking to capitalize on the vibrant HDB market in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.