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 an estimated value of $322,254 or $447 PSF, reflects a strategic positioning within the current market landscape. With a remaining lease of 51 years, this property stands at a critical juncture, where the balance between leasehold duration and market demand plays a pivotal role in determining its long-term investment viability. The valuation indicates a market price alignment, showcasing a 0% difference from the baseline, which suggests a stabilization in demand and supply dynamics within the neighborhood.
However, the model confidence is categorized as low, a factor that merits consideration for potential buyers and investors. This low confidence level stems from the limited dataset of only four recent HDB resale transactions in the vicinity, which may not fully capture the broader market trends or fluctuations. As such, stakeholders should remain vigilant and conduct further due diligence, particularly in light of Ang Mo Kio's evolving real estate landscape and the implications of the remaining lease on future resale value and market desirability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.