455b Ang Mo Kio Street 44 562455, Chong Boon, North-east Region, Singapore
$1,320,000
High floor above 30th Spacious 5rm flat for sale Fully renovated - just bring your luggage Contact me today to view! UNIT HIGHLIGHTS Ultra-High Floor: Enjoy permanent, unblocked panoramic views of the city and lush greenery. Extremely breezy with no afternoon sun. Smart & Functional Layout: The owners have thoughtfully carved out a dedicated study area in the living room—perfect for the hybrid professional or a cozy library nook. Spacious Living: Large, squarish bedrooms that easily fit King-sized beds and plenty of storage. UNBEATABLE CONNECTIVITY Future-Proof Location: Directly doorstep to the upcoming Tavistock MRT (Cross Island Line), offering seamless access across Singapore. Island-wide Access: Quick drive to CTE/SLE and well-connected by multiple bus services to AMK Interchange and Serangoon. SCHOOLS & AMENITIES Top Schools: Within 1km to Da Qiao Primary and close to prestigious institutions like Anderson Serangoon JC and Nanyang Polytechnic. Daily Conveniences: Short stroll to local wet markets, coffee shops, and supermarkets. Minutes away from myVillage at Serangoon Gardens and AMK Hub. This is a rare opportunity to own a "Million Dollar View" unit with future MRT capital appreciation built-in. Perfect for families looking for space and savvy investors alike!
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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 15 HDB resale transactions (data.gov.sg)
Fair Value
S$1.20M
S$986 psf
Asking Price
S$1.32M
S$1,086 psf
vs Market
+10.1%
vs Last Done
+0.1%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
15 comps
Nearest MRT
Ang Mo Kio
1017m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$939
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$986
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 455B ANG MO KIO ST 44 Floor 31 TO 33 | 1,216sqft | S$1,320,000 | ▲S$1,085 +10.0% vs FV | 99yr from 2018 |
Apr 2026 | Blk 455B ANG MO KIO ST 44 Floor 31 TO 33 | 1,216sqft | S$1,320,000 | ▲S$1,085 +10.0% vs FV | 99yr from 2018 |
Sep 2025 | Blk 455B ANG MO KIO ST 44 Floor 28 TO 30 | 1,216sqft | S$1,270,000 | ▲S$1,044 +5.9% vs FV | 99yr from 2018 |
Aug 2025 | Blk 455B ANG MO KIO ST 44 Floor 07 TO 09 | 1,216sqft | S$1,100,000 | ▼S$904 -8.3% vs FV | 99yr from 2018 |
Jul 2025 | Blk 455B ANG MO KIO ST 44 Floor 28 TO 30 | 1,216sqft | S$1,228,000 | ▲S$1,010 +2.4% vs FV | 99yr from 2018 |
May 2025 | Blk 455B ANG MO KIO ST 44 Floor 07 TO 09 | 1,216sqft | S$1,099,000 | ▼S$904 -8.3% vs FV | 99yr from 2018 |
May 2025 | Blk 455B ANG MO KIO ST 44 Floor 13 TO 15 | 1,216sqft | S$1,075,000 | ▼S$884 -10.3% vs FV | 99yr from 2018 |
May 2025 | Blk 455B ANG MO KIO ST 44 Floor 31 TO 33 | 1,216sqft | S$1,280,000 | ▲S$1,052 +6.7% vs FV | 99yr from 2018 |
May 2025 | Blk 455B ANG MO KIO ST 44 Floor 07 TO 09 | 1,216sqft | S$1,110,000 | ▼S$913 -7.4% vs FV | 99yr from 2018 |
Apr 2025 | Blk 455B ANG MO KIO ST 44 Floor 04 TO 06 | 1,216sqft | S$1,100,000 | ▼S$904 -8.3% vs FV | 99yr from 2018 |
Jan 2025 | Blk 455B ANG MO KIO ST 44 Floor 10 TO 12 | 1,216sqft | S$1,080,000 | ▼S$888 -9.9% vs FV | 99yr from 2018 |
Blk 455B ANG MO KIO ST 44
Apr 2026 · Floor 31 TO 33
+10.0% vs FV
Blk 455B ANG MO KIO ST 44
Apr 2026 · Floor 31 TO 33
+10.0% vs FV
Blk 455B ANG MO KIO ST 44
Sep 2025 · Floor 28 TO 30
+5.9% vs FV
Blk 455B ANG MO KIO ST 44
Aug 2025 · Floor 07 TO 09
-8.3% vs FV
Blk 455B ANG MO KIO ST 44
Jul 2025 · Floor 28 TO 30
+2.4% vs FV
Blk 455B ANG MO KIO ST 44
May 2025 · Floor 07 TO 09
-8.3% vs FV
Blk 455B ANG MO KIO ST 44
May 2025 · Floor 13 TO 15
-10.3% vs FV
Blk 455B ANG MO KIO ST 44
May 2025 · Floor 31 TO 33
+6.7% vs FV
Blk 455B ANG MO KIO ST 44
May 2025 · Floor 07 TO 09
-7.4% vs FV
Blk 455B ANG MO KIO ST 44
Apr 2025 · Floor 04 TO 06
-8.3% vs FV
Blk 455B ANG MO KIO ST 44
Jan 2025 · Floor 10 TO 12
-9.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Ang Mo Kio, with a remaining lease of 91 years, is estimated at $1,199,255, translating to a price per square foot (PSF) of $986. This assessment positions the property significantly above market expectations, reflecting a notable 10.1% premium compared to the baseline valuation derived from comparable sales in the vicinity. Such a premium suggests a strong demand for HDB properties in this well-established neighborhood, which is characterized by its strategic location and robust amenities.
Market dynamics indicate a medium confidence level in this valuation, based on an analysis of 15 recent HDB resale transactions within the Ang Mo Kio area. The sustained interest in HDB units here, combined with the relatively long remaining lease, positions this property favorably against potential market fluctuations. As leasehold properties age, the remaining tenure becomes a critical factor influencing value; thus, the 91-year lease remaining serves as an attractive proposition for buyers looking to invest in a stable and appreciating asset. The premium valuation underscores a competitive market environment, where buyers are willing to pay a premium for quality homes in prime locations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.