10 Ang Mo Kio Avenue 2 567696, Kebun Bahru, North-east Region, Singapore
$5,300 /month
** High floor spacious 3-bedroom plus study with 3-bathroom ** About 6 mins Mayflower MRT station station ** About 6-7 mins all to Mayflower market & Food Centre ** Few bus stop to Ang Mo Kio Hub Shopping Mall and Bus Interchange ** Giant Supermarket within 600m walk ** 1 MRT stop to Lentor Shopping Mall with Cold Storage supermarket ** 1 MRT stop to Upper Thomson MRT with Thomson Plaza Shopping Mall (NTUC fairprice finest supermarket) ** Sheng Siong Supermarket nearby ** Little Harvard International Preschool (about 1.2 km) ** Steps to St Nicholas Girls School (CHIJ) (within 1km) ** Within 1km to Ang Mo Kio and May Flower Primary School ** Within 2km to Ai Tong Primary School Enjoy full condominium facilities plus rare facility among condominiums in Singapore ** Chill out at the roof top with Stunning Panoramic View! ** Sky Gym at roof top ** 2 gymnasium room ** comfortable & luxurious living experience & more Don’t miss!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…

License: L3008899K
Estimated sale value based on 195 URA transactions
Fair Value
S$1.74M
S$1,528 psf
Asking Price
S$5,300
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.8%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
195 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
195 comparable transactions
S$1,903
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,528
Recent Comparable Transactions
10 shown · 195 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +32.3% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +32.3% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▲S$1,833 +20.0% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +27.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +26.6% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +35.3% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +41.8% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +38.5% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +34.6% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +38.5% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +29.4% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+32.3% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+32.3% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
+20.0% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+27.4% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+26.6% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+35.3% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+41.8% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+38.5% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+34.6% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+38.5% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+29.4% 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.