13 Ang Mo Kio Avenue 9 569764, Yio Chu Kang West, North-east Region, Singapore
$1,180,000






WALK UP APARTMENT! Nestled in the vibrant district of D20, this beautiful 2-bedroom, 2-bathroom unit offers a spacious 1152 sqft of comfortable living space. This home provides excellent value for those seeking a perfect blend of comfort and convenience. Step inside to find a thoughtfully designed layout that maximizes space and functionality. The bright and airy interiors are ideal for families or couples looking for a cozy yet modern environment. The master bedroom features an attached bathroom, while the second bedroom is perfect for guests or a home office. Location is everything, and this property excels in that aspect. Just a short 0.43 km from LENTOR MRT Station on the Thomson East Coast Line and 0.69 km from YIO CHU KANG MRT Station on the North South Line, commuting is a breeze. Families will appreciate the proximity to reputable schools such as Anderson Primary School (0.31 km) and Mayflower Primary School (0.88 km). The neighborhood at Ang Mo Kio Avenue 9 is peaceful yet lively, with plenty of amenities nearby, making everyday living convenient and enjoyable. Whether you're looking to settle down or invest, this property offers a fantastic opportunity. Don't miss out on this exceptional listing. Contact Sheryl Tan at 9.7.6.4.7.7.8.5 today to arrange a viewing and make this wonderful home yours!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
27
Average Price
S1.6M
Total Value
S43.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 279 URA transactions · 17 outliers removed (IQR)
Fair Value
S$1.24M
S$1,073 psf
Asking Price
S$1.18M
S$1,024 psf
vs Market
-4.5%
vs Last Done
-9.3%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
279 comps
Nearest MRT
Ang Mo Kio
1948m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
279 comparable transactions
S$1,231
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.223
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,073
Recent Comparable Transactions
10 shown · 279 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,200,000 | ▲S$1,129 +5.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,200,000 | ▲S$1,129 +5.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,485sqft | S$2,600,000 | ▲S$1,750 +63.1% vs FV | Freehold |
Aug 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,292sqft | S$1,760,000 | ▲S$1,363 +27.0% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,152sqft | S$1,510,000 | ▲S$1,311 +22.2% vs FV | 99 yrs lease commencing from 1993 |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,044sqft | S$1,100,000 | ▼S$1,054 -1.8% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,216sqft | S$1,600,000 | ▲S$1,315 +22.6% vs FV | 99 yrs lease commencing from 1993 |
Jun 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,180,000 | ▲S$1,119 +4.3% vs FV | 99 yrs lease commencing from 1982 |
Jun 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,485sqft | S$2,600,000 | ▲S$1,750 +63.1% vs FV | Freehold |
Jun 2025 | YIO CHU KANG ROAD Floor 06-10 | 1,216sqft | S$1,518,000 | ▲S$1,248 +16.3% vs FV | 99 yrs lease commencing from 1993 |
May 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,550sqft | S$1,980,000 | ▲S$1,277 +19.0% vs FV | 99 yrs lease commencing from 2001 |
ANG MO KIO AVENUE 9
Aug 2025 · Floor 06-10
+5.2% vs FV
ANG MO KIO AVENUE 9
Aug 2025 · Floor 06-10
+5.2% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+63.1% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 06-10
+27.0% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+22.2% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
-1.8% vs FV
YIO CHU KANG ROAD
Jul 2025 · Floor 01-05
+22.6% vs FV
ANG MO KIO AVENUE 9
Jun 2025 · Floor 06-10
+4.3% vs FV
YIO CHU KANG ROAD
Jun 2025 · Floor 06-10
+63.1% vs FV
YIO CHU KANG ROAD
Jun 2025 · Floor 06-10
+16.3% vs FV
ANG MO KIO AVENUE 9
May 2025 · Floor 06-10
+19.0% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.