120 Ang Mo Kio Avenue 3 560120, Kebun Bahru, North-east Region, Singapore
$2,600 /month
2 bedroom + 2 bathroom Excellent location Beside Sheng Siong Supermarket ( 2min walk) Coffee Shop (2min walk) Beside Ang Mo Kio Central Key features 👉 Original condition 👉 Move-in condition 👉 Well-kept unit condition 👉 Fully furnished unit 👉 Spacious layout 👉 Bright and airy 👉 Quiet and peaceful facing 👉 Close to MRT 👉 Convenient location 👉 Excellent location Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Opposite Al-Muttaqin Mosque (91 m) - 2 mins walk • Before Al-Muttaqin Mosque (144 m) - 2 mins walk • Blk 209 (170 m) - 3 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sheng Siong Supermarket (123 m) - 2 mins walk • Sheng Siong - Ang Mo Kio 122 Supermarket (132 m) - 2 mins walk • FairPrice Finest Ang Mo Kio Blk 712 (315 m) - 5 mins walk • 6 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Ang Mo Kio Secondary School (381 m) - 6 mins walk • Andrew Yap Education Centre (384 m) - 6 mins walk • PAP Community Foundation Education Centre (402 m) - 6 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Lone Tree (139 m) - 2 mins walk • Ang Mo Kio Town Garden West (498 m) - 7 mins walk • Playground (644 m) - 6 mins drive • 5 more parks within 1 km Please call Ang Chong Meng from 99.co @ +658180XXXX to arrange for a viewing.
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: L3002382K
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Estimated sale value based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$325,659
S$452 psf
Asking Price
S$2,600
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
545m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$608
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$452
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$455,000 | ▲S$631 +39.6% vs FV | 99yr from 1978 |
Oct 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$455,000 | ▲S$631 +39.6% vs FV | 99yr from 1978 |
Sep 2025 | Blk 120 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$417,000 | ▲S$578 +27.9% vs FV | 99yr from 1978 |
Jun 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$443,000 | ▲S$614 +35.8% vs FV | 99yr from 1978 |
Blk 120 ANG MO KIO AVE 3
Oct 2025 · Floor 10 TO 12
+39.6% vs FV
Blk 120 ANG MO KIO AVE 3
Oct 2025 · Floor 10 TO 12
+39.6% vs FV
Blk 120 ANG MO KIO AVE 3
Sep 2025 · Floor 04 TO 06
+27.9% vs FV
Blk 120 ANG MO KIO AVE 3
Jun 2025 · Floor 10 TO 12
+35.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, with a remaining lease of 51 years, is estimated at $325,659, translating to a price per square foot (PSF) of $452. This valuation reflects a stable market signal, as it shows a 0% difference from the baseline, indicating a balanced demand and supply situation in the vicinity. However, it is essential to note that the model confidence is categorized as low, which suggests that the valuation may be influenced by external market factors and limited comparable transactions.
The analysis is primarily based on three recent HDB resale transactions in the area, which have provided a foundational understanding of current market trends. As Ang Mo Kio continues to evolve as a vibrant residential hub, the remaining lease period of 51 years may play a crucial role in future pricing dynamics. Potential buyers should remain cognizant of the impact of lease duration on property value, particularly in a market where younger buyers are increasingly prioritizing shorter-term leases. Overall, while the property presents an attractive entry point into the Ang Mo Kio market, prospective investors should conduct thorough due diligence, considering both the lease term and the broader market conditions influencing HDB transactions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.