536 Ang Mo Kio Avenue 10 560536, Cheng San, North-east Region, Singapore
$478,888
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: L3002382K
Automated Valuation based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$391,965
S$444 psf
Asking Price
S$478,888
S$542 psf
vs Market
+22.2%
vs Last Done
-2.2%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
High
467 comps
Nearest MRT
Ang Mo Kio
713m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$444
Recent Comparable Transactions
10 shown · 467 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +24.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +24.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +23.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +50.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +36.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +14.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +40.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 114 ANG MO KIO AVE 4 Floor 10 TO 12 | 797sqft | S$460,000 | ▲S$578 +30.2% vs FV | 99yr from 1978 |
Feb 2026 | Blk 321 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$475,000 | ▲S$605 +36.3% vs FV | 99yr from 1977 |
Feb 2026 | Blk 333 ANG MO KIO AVE 1 Floor 10 TO 12 | 732sqft | S$420,000 | ▲S$574 +29.3% vs FV | 99yr from 1981 |
Feb 2026 | Blk 457 ANG MO KIO AVE 10 Floor 07 TO 09 | 807sqft | S$410,000 | ▲S$508 +14.4% vs FV | 99yr from 1980 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+24.8% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+24.8% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+23.4% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+50.0% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+36.3% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+14.9% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+40.5% vs FV
Blk 114 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+30.2% vs FV
Blk 321 ANG MO KIO AVE 1
Feb 2026 · Floor 04 TO 06
+36.3% vs FV
Blk 333 ANG MO KIO AVE 1
Feb 2026 · Floor 10 TO 12
+29.3% vs FV
Blk 457 ANG MO KIO AVE 10
Feb 2026 · Floor 07 TO 09
+14.4% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 3-room unit located in Ang Mo Kio has been estimated at <strong>$391,965</strong>, translating to a price per square foot (PSF) of <strong>$444</strong>. With a remaining lease of <strong>53 years</strong>, this property is positioned in a dynamic market that is currently exhibiting strong demand. The valuation indicates a significant market signal, with the estimated value exceeding the baseline by <strong>22.2%</strong>. Such a premium suggests robust buyer interest and reflects the competitive nature of the HDB market in this locality.</p> <p>Our analysis draws from a comprehensive dataset of <strong>467 recent HDB resale transactions</strong> in the vicinity, instilling a high level of confidence in our model's projections. This data reveals that properties in Ang Mo Kio are not only sought after due to their strategic location and accessibility but also because of the overall desirability of the neighborhood. As the remaining lease diminishes, potential buyers will likely weigh the implications of lease length against market appreciation trends. Given the current valuation and market dynamics, this HDB unit represents a compelling opportunity for both investors and homebuyers aiming to capitalize on Singapore's thriving residential landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.