446 Ang Mo Kio Avenue 10 560446, Chong Boon, North-east Region, Singapore
$420,000
Renovated well kept move in conditions Master room with bathroom attached No extension of stay No EIP/SPR restriction in Feb 2026 Walking distance from Ang Mo Kio MRT Station (2 bus stops away) Near to Blk 527 market + Hawker centre This flat is a 3 Rooms HDB for sale in 446 Ang Mo Kio Avenue 10, a stunning HDB Resale Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Ang Mo Kio. Located in Ang Mo Kio HDB Estate, this development is part of District 20. Completed in 1979, Chong Boon Centre is a 99 year leasehold HDB Development with a total of 30 units. It has a total of 4 floors and is one of 105 HDB Blocks on Ang Mo Kio Avenue 10. If you are looking for a property in the Ang Mo Kio, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Blk 452 (181 m) - 3 mins walk • Blk 465 (188 m) - 3 mins walk • Blk 570 (196 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Yoon Klrang Trading Pte. Ltd. (119 m) - 2 mins walk • Sin Shuang Li (349 m) - 5 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • Deyi Secondary School (369 m) - 6 mins walk • Primary School Chinese Tuition - Blk 470 Ang Mo Kio Ave 10 (432 m) - 6 mins walk • Teck Ghee Primary School (546 m) - 5 mins drive • 5 more schools within 1 km ⭑ Nearby Parks • Ang Mo Kio Town Garden East (614 m) - 3 mins drive • Bishan Park - Dog Run Area (962 m) - 5 mins drive • 7 parks within 5 km Please WA. Lisa Tan @ +659183XXXX to arrange for a viewing.
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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: L3009250K
Automated Valuation based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$304,631
S$435 psf
Asking Price
S$420,000
S$600 psf
vs Market
+37.9%
vs Last Done
+8.3%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
467 comps
Nearest MRT
Ang Mo Kio
697m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$574
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$435
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 +27.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +27.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 330 ANG MO KIO AVE 1 Floor 04 TO 06 | 732sqft | S$405,000 | ▲S$553 +27.1% vs FV | 99yr from 1981 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +26.0% vs FV | 99yr from 1979 |
Mar 2026 | Blk 558 ANG MO KIO AVE 10 Floor 01 TO 03 | 721sqft | S$373,000 | ▲S$517 +18.9% vs FV | 99yr from 1980 |
Mar 2026 | Blk 405 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$385,000 | ▲S$534 +22.8% vs FV | 99yr from 1979 |
Mar 2026 | Blk 445 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$440,000 | ▲S$498 +14.5% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +53.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +39.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +17.2% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +43.4% vs FV | 99yr from 1977 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+27.4% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+27.4% vs FV
Blk 330 ANG MO KIO AVE 1
Mar 2026 · Floor 04 TO 06
+27.1% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+26.0% vs FV
Blk 558 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+18.9% vs FV
Blk 405 ANG MO KIO AVE 10
Mar 2026 · Floor 07 TO 09
+22.8% vs FV
Blk 445 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+14.5% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+53.1% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+39.1% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+17.2% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+43.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, set at an estimated value of $304,631 (equating to $435 PSF), presents a compelling case within the current market landscape. With a remaining lease of 52 years, this property is positioned above the market average, exhibiting a notable 37.9% differential from the baseline. Such a premium valuation underscores the desirability of the Ang Mo Kio district, a locality renowned for its vibrant community, accessibility, and robust amenities.
The model confidence for this valuation is categorized as high, bolstered by a comprehensive analysis of 467 recent HDB resale transactions in the vicinity. This extensive data set not only reinforces the credibility of the valuation but also highlights the competitive nature of the HDB market in this region. The significant variance above the market baseline signals a strong demand, likely driven by the area’s strategic location and the enduring appeal of HDB living. Investors and homeowners alike should take note of the intrinsic value associated with properties in Ang Mo Kio, especially those with favorable lease terms and premium market positioning.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.