255 Ang Mo Kio Avenue 4 560255, Shangri-la, North-east Region, Singapore
$388,888
LEILONG FIRE SALE . SUPER CHEAP AND BELOW VALUATION. ONLY $418888. Top school st nicholas primary and secondary , mrt station and plentiful amenities, all within few hundred metres or few mins stroll away. Nearby amenities ⭑ Nearby MRTs • Mayflower (359 m) - 5 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 255 (30 m) - 1 mins walk • Opposite Blk 255 (41 m) - 1 mins walk • St. Nicholas Girls' School (218 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Ang Mo Supermarket (204 m) - 3 mins walk • Loong Chen Trading (274 m) - 4 mins walk • 2 Sheng Siong Supermarket (383 m) - 6 mins walk. . Ang mo supermarket within 100metre. • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Mayflower Secondary School (240 m) - 4 mins walk • Quantum Leap (274 m) - 4 mins walk • I-Creative Learner Hub (284 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Kebun Baru View Community Garden @ Blk 117 (390 m) - 6 mins walk • Lotus Garden (502 m) - 3 mins drive • Allotment Garden Bishan-Ang Mo Kio Park (543 m) - 7 mins drive • 7 more parks within 1 km Please call Low Hung Wah David from 99.co @ +659787XXXX 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: L3010895G
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$306,756
S$390 psf
Asking Price
S$388,888
S$495 psf
vs Market
+26.8%
vs Last Done
-7.0%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
1655m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$546
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$390
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 255 ANG MO KIO AVE 4 Floor 01 TO 03 | 786sqft | S$418,000 | ▲S$532 +36.4% vs FV | 99yr from 1977 |
Feb 2026 | Blk 255 ANG MO KIO AVE 4 Floor 01 TO 03 | 786sqft | S$418,000 | ▲S$532 +36.4% vs FV | 99yr from 1977 |
Nov 2025 | Blk 255 ANG MO KIO AVE 4 Floor 04 TO 06 | 786sqft | S$440,000 | ▲S$560 +43.6% vs FV | 99yr from 1977 |
Sep 2025 | Blk 255 ANG MO KIO AVE 4 Floor 07 TO 09 | 786sqft | S$430,000 | ▲S$547 +40.3% vs FV | 99yr from 1977 |
Blk 255 ANG MO KIO AVE 4
Feb 2026 · Floor 01 TO 03
+36.4% vs FV
Blk 255 ANG MO KIO AVE 4
Feb 2026 · Floor 01 TO 03
+36.4% vs FV
Blk 255 ANG MO KIO AVE 4
Nov 2025 · Floor 04 TO 06
+43.6% vs FV
Blk 255 ANG MO KIO AVE 4
Sep 2025 · Floor 07 TO 09
+40.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, estimated at $306,756, reflects a significant market signal, indicating that this property is priced above the current market average by approximately 26.8%. This elevated valuation, calculated at $390 per square foot, suggests a robust demand for HDB properties in this established district, despite the property having a remaining lease of only 50 years. As leasehold properties age, their valuation dynamics often shift, and a premium price can indicate strong buyer sentiment or potential future development in the area.
It is important to note that the model confidence for this valuation is categorized as low, suggesting that the price point may be influenced by a limited dataset of only three recent HDB resale transactions nearby. This scarcity of comparable transactions could lead to fluctuations in perceived value, emphasizing the need for potential buyers to conduct thorough due diligence. The current market dynamics in Ang Mo Kio, characterized by a competitive landscape and limited supply, may justify the above-market pricing, yet it also raises questions about future resale potential as the lease diminishes further.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.