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…
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Estimated sale value based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$322,254
S$447 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
4 comps
Nearest MRT
Ang Mo Kio
545m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$601
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$447
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$420,000 | ▲S$582 +30.2% vs FV | 99yr from 1978 |
Apr 2026 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$420,000 | ▲S$582 +30.2% vs FV | 99yr from 1978 |
Oct 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$455,000 | ▲S$631 +41.2% vs FV | 99yr from 1978 |
Sep 2025 | Blk 120 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$417,000 | ▲S$578 +29.3% vs FV | 99yr from 1978 |
Jun 2025 | Blk 120 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$443,000 | ▲S$614 +37.4% vs FV | 99yr from 1978 |
Blk 120 ANG MO KIO AVE 3
Apr 2026 · Floor 10 TO 12
+30.2% vs FV
Blk 120 ANG MO KIO AVE 3
Apr 2026 · Floor 10 TO 12
+30.2% vs FV
Blk 120 ANG MO KIO AVE 3
Oct 2025 · Floor 10 TO 12
+41.2% vs FV
Blk 120 ANG MO KIO AVE 3
Sep 2025 · Floor 04 TO 06
+29.3% vs FV
Blk 120 ANG MO KIO AVE 3
Jun 2025 · Floor 10 TO 12
+37.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Ang Mo Kio, with a remaining lease of 51 years, stands at an estimated value of $322,254, equating to $447 per square foot. This valuation reflects a stable market price, showing a 0% difference from the baseline, indicating a balanced sentiment among potential buyers and sellers in this segment. The property’s valuation is informed by the analysis of four recent HDB resale transactions in the vicinity, which provide a foundational insight into current market trends.
However, it is important to note that the model confidence for this valuation is classified as low. This suggests that while the data from recent transactions provides a baseline for understanding market dynamics, fluctuations in demand and supply, along with the longer remaining lease period, could influence future valuations. In a market where lease duration significantly impacts buyer sentiment, the 51 years left on this property’s lease may also play a critical role in shaping its desirability and value retention in the years to come.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.