538 Ang Mo Kio Avenue 5 560538, Cheng San, North-east Region, Singapore
$445,000
538 Ang Mo Kio Ave 5 stone throw wet market/hawker and Ang Mo Kio MRT (NSL & Future CRL) * 763m Away From Ang Mo Kio (North-South Line and Future Cross Island Line), Approx 7-9mins Walk to MRT) * 337m away From Wet Market and Hawker Centre (Blk 527) * 337m Away From Giant (Blk 525) * 402m Away From Sheng Shiong (ITE) * 623m Away From NTUC (Blk 574) * 745m Away From Jubilee Square * 892m Away From AMK Hub * 440m Away From Jing Shan Pri Sch, 1.13km Away from Mayflower Pri Sch, 1.14km away from Teck Ghee Pri Sch, 1.64km away from Anderson Pri Sch * 243m Away From Anderson Sec Sch, 1.07km Away From Deyi Sec Sch, 1.4km Away From Presbyterian High Sch * 272m Away From ITE College Central Headquarters * 450m Away From Nanyang Poly (NYP) * 163m Away From PCF Sparkletots, 314m Away From My First Skool * HDB 3NG * Blk 538 AMK Ave 5 * 99LH (WEF 1980, Lease Balance Approx 53-54) * Total 216 Units (Mixture of 3rm & 4rm) * Highest 10th Floor * Mid Flr * Lift Landing * 732sqft / 68sqm * 2 bedrooms (master rm ensuites), 2 bathrooms, Store Rm, Enclosed Kitchen * Rectangular and squarish (No Odd Shape) * Super Efficient Layout * Large Living & Kitchen * Broken Marble Flooring * Main Door South and Kitchen/Master North (NS Facing blk) * Pure Selling (No Extension) * Super Serious Seller #AngMoKio #TeckGhee #ChengSanView #ChengSan #ChoonBoonView #ChoonBoon #KebunBaru #YioChuKang #Tavistock #SerangoonGarden #SerangoonNorth #AMK #bishan #AMKBishanPark #AMKView #AMKGrove #Mayflower #Lentor #TeacherEstate #SembawangHillsDrive #Clover #UpperThomson Interested Cobroke Agent / Buyer: For Quick Respond! Please Call / SMS / WhatsApp Khayden @ 65 9423 XXXX (Propnex) CEA Reg No: R015159B
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…
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Automated Valuation based on 9 HDB resale transactions (data.gov.sg)
Fair Value
S$319,029
S$436 psf
Asking Price
S$445,000
S$609 psf
vs Market
+39.5%
vs Last Done
+14.3%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Ang Mo Kio
755m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$565
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$436
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 538 ANG MO KIO AVE 5 Floor 01 TO 03 | 732sqft | S$390,000 | ▲S$533 +22.2% vs FV | 99yr from 1980 |
May 2026 | Blk 538 ANG MO KIO AVE 5 Floor 01 TO 03 | 732sqft | S$390,000 | ▲S$533 +22.2% vs FV | 99yr from 1980 |
Dec 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$400,000 | ▲S$546 +25.2% vs FV | 99yr from 1980 |
Nov 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$450,000 | ▲S$510 +17.0% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$458,000 | ▲S$626 +43.6% vs FV | 99yr from 1980 |
Oct 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 883sqft | S$453,000 | ▲S$513 +17.7% vs FV | 99yr from 1980 |
Jul 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +28.4% vs FV | 99yr from 1980 |
Jun 2025 | Blk 538 ANG MO KIO AVE 5 Floor 04 TO 06 | 883sqft | S$492,000 | ▲S$557 +27.8% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 07 TO 09 | 732sqft | S$442,888 | ▲S$605 +38.8% vs FV | 99yr from 1980 |
May 2025 | Blk 538 ANG MO KIO AVE 5 Floor 10 TO 12 | 732sqft | S$465,000 | ▲S$635 +45.6% vs FV | 99yr from 1980 |
Blk 538 ANG MO KIO AVE 5
May 2026 · Floor 01 TO 03
+22.2% vs FV
Blk 538 ANG MO KIO AVE 5
May 2026 · Floor 01 TO 03
+22.2% vs FV
Blk 538 ANG MO KIO AVE 5
Dec 2025 · Floor 04 TO 06
+25.2% vs FV
Blk 538 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+17.0% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 07 TO 09
+43.6% vs FV
Blk 538 ANG MO KIO AVE 5
Oct 2025 · Floor 10 TO 12
+17.7% vs FV
Blk 538 ANG MO KIO AVE 5
Jul 2025 · Floor 04 TO 06
+28.4% vs FV
Blk 538 ANG MO KIO AVE 5
Jun 2025 · Floor 04 TO 06
+27.8% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+38.8% vs FV
Blk 538 ANG MO KIO AVE 5
May 2025 · Floor 10 TO 12
+45.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property in Ang Mo Kio reflects a compelling market position, with an estimated value of $319,029, translating to a robust $436 per square foot. This valuation sits significantly above the baseline market average, showcasing a notable 39.5% premium. Such a disparity indicates a strong demand within the Ang Mo Kio district, driven by the area's reputation as a well-established residential hub, coupled with its excellent connectivity and amenities.
With a remaining lease of 53 years, this property is positioned strategically within the evolving HDB landscape, where lease duration plays a critical role in valuation. The medium model confidence, derived from an analysis of 9 recent HDB resale transactions in the vicinity, underscores the dynamic nature of the current market environment. As buyers increasingly seek value in locations like Ang Mo Kio, this property exemplifies a desirable investment opportunity, poised to attract interest from both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.