2450 Ang Mo Kio Avenue 8 569811, Ang Mo Kio Town Centre, North-east Region, Singapore
$2,700,000
✅ Ground, mid floor and top floor units available - enquire for full list! ✅ Most 4 bedders in market go for above $3m, this is a rare gem with an extremely safe entry price! ✅ Great layout, high ceilings without paying for extra floor space! ✅ Within 1km of CHIJ St Nicholas and Anderson Primary – ideal for families with school-going children ✅ Lentor MRT, Ang Mo Kio MRT ✅ 5 mins walk to Mall ✅ Nestled in a quiet yet central neighbourhood with easy access to the city and major expressways
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: L3008022J
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Automated Valuation based on 59 URA transactions
Fair Value
S$2.17M
S$1,797 psf
Asking Price
S$2.70M
S$2,239 psf
vs Market
+24.6%
vs Last Done
+18.3%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
59 comps
Nearest MRT
Ang Mo Kio
64m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
59 comparable transactions
S$1,795
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,797
Recent Comparable Transactions
10 shown · 59 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | ANG MO KIO AVENUE 8 Floor 26-30 | 872sqft | S$1,650,000 | ▲S$1,892 +5.3% vs FV | 99 yrs lease commencing from 2007 |
Jun 2025 | ANG MO KIO AVENUE 8 Floor 26-30 | 872sqft | S$1,650,000 | ▲S$1,892 +5.3% vs FV | 99 yrs lease commencing from 2007 |
May 2025 | ANG MO KIO AVENUE 8 Floor 16-20 | 904sqft | S$1,785,000 | ▲S$1,974 +9.8% vs FV | 99 yrs lease commencing from 2007 |
Mar 2025 | ANG MO KIO AVENUE 8 Floor 26-30 | 1,001sqft | S$2,090,000 | ▲S$2,088 +16.2% vs FV | 99 yrs lease commencing from 2007 |
Jan 2025 | ANG MO KIO AVENUE 8 Floor 06-10 | 872sqft | S$1,628,888 | ▲S$1,868 +4.0% vs FV | 99 yrs lease commencing from 2007 |
Jan 2025 | ANG MO KIO AVENUE 8 Floor 26-30 | 904sqft | S$1,850,000 | ▲S$2,046 +13.9% vs FV | 99 yrs lease commencing from 2007 |
Dec 2024 | ANG MO KIO AVENUE 8 Floor 26-30 | 904sqft | S$1,850,000 | ▲S$2,046 +13.9% vs FV | 99 yrs lease commencing from 2007 |
Nov 2024 | ANG MO KIO AVENUE 8 Floor 21-25 | 926sqft | S$1,760,000 | ▲S$1,901 +5.8% vs FV | 99 yrs lease commencing from 2007 |
Nov 2024 | ANG MO KIO AVENUE 8 Floor 06-10 | 872sqft | S$1,573,000 | ▲S$1,804 +0.4% vs FV | 99 yrs lease commencing from 2007 |
Aug 2024 | ANG MO KIO AVENUE 8 Floor 11-15 | 764sqft | S$1,386,000 | ▲S$1,814 +0.9% vs FV | 99 yrs lease commencing from 2007 |
Aug 2024 | ANG MO KIO AVENUE 8 Floor 16-20 | 904sqft | S$1,800,000 | ▲S$1,991 +10.8% vs FV | 99 yrs lease commencing from 2007 |
ANG MO KIO AVENUE 8
Jun 2025 · Floor 26-30
+5.3% vs FV
ANG MO KIO AVENUE 8
Jun 2025 · Floor 26-30
+5.3% vs FV
ANG MO KIO AVENUE 8
May 2025 · Floor 16-20
+9.8% vs FV
ANG MO KIO AVENUE 8
Mar 2025 · Floor 26-30
+16.2% vs FV
ANG MO KIO AVENUE 8
Jan 2025 · Floor 06-10
+4.0% vs FV
ANG MO KIO AVENUE 8
Jan 2025 · Floor 26-30
+13.9% vs FV
ANG MO KIO AVENUE 8
Dec 2024 · Floor 26-30
+13.9% vs FV
ANG MO KIO AVENUE 8
Nov 2024 · Floor 21-25
+5.8% vs FV
ANG MO KIO AVENUE 8
Nov 2024 · Floor 06-10
+0.4% vs FV
ANG MO KIO AVENUE 8
Aug 2024 · Floor 11-15
+0.9% vs FV
ANG MO KIO AVENUE 8
Aug 2024 · Floor 16-20
+10.8% 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.