642 Ang Mo Kio Avenue 5 560642, Yio Chu Kang West, North-east Region, Singapore
$800,000
This flat is a 5 Rooms HDB for sale in 642 Ang Mo Kio Avenue 5, a stunning HDB Resale Flat in Singapore. 这套位于新加坡宏茂桥5道642号的5房式组屋正在出售,是一套令人惊艳的转售组屋。 👍 Tastefully Renovated 经过精心翻修 ❗ Extension required 需要延长入住时间 Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Blk 643 (89 m) - 2 mins walk • Blk 151 (123 m) - 2 mins walk • Blk 641 (126 m) - 2 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Angel Supermart (A631) (212 m) - 3 mins walk • ACE Marketplace (398 m) - 6 mins walk • Giant Supermarket Ang Mo Kio 161 (426 m) - 6 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Yio Chu Kang Secondary School. (175 m) - 3 mins walk • Yio Chu Kang Secondary School (184 m) - 3 mins walk • Mayflower Primary School (306 m) - 5 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Kebun Baru Bird Corner (406 m) - 6 mins walk • Ang Mo Kio Town Garden West (492 m) - 7 mins walk • Sunbirds @ Anderson (699 m) - 5 mins drive • 1 more park within 1 km Please call Willy Wong from 99.co @ +658877XXXX 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: L3008899K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$531,622
S$408 psf
Asking Price
S$800,000
S$614 psf
vs Market
+50.5%
vs Last Done
+7.0%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Ang Mo Kio
1336m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$539
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$408
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,324sqft | S$760,000 | ▲S$574 +40.7% vs FV | 99yr from 1980 |
Jan 2026 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,324sqft | S$760,000 | ▲S$574 +40.7% vs FV | 99yr from 1980 |
Nov 2025 | Blk 642 ANG MO KIO AVE 5 Floor 04 TO 06 | 1,324sqft | S$745,000 | ▲S$563 +38.0% vs FV | 99yr from 1980 |
Aug 2024 | Blk 642 ANG MO KIO AVE 5 Floor 04 TO 06 | 1,302sqft | S$649,000 | ▲S$498 +22.1% vs FV | 99yr from 1980 |
Aug 2024 | Blk 642 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,302sqft | S$680,000 | ▲S$522 +27.9% vs FV | 99yr from 1980 |
Blk 642 ANG MO KIO AVE 5
Jan 2026 · Floor 07 TO 09
+40.7% vs FV
Blk 642 ANG MO KIO AVE 5
Jan 2026 · Floor 07 TO 09
+40.7% vs FV
Blk 642 ANG MO KIO AVE 5
Nov 2025 · Floor 04 TO 06
+38.0% vs FV
Blk 642 ANG MO KIO AVE 5
Aug 2024 · Floor 04 TO 06
+22.1% vs FV
Blk 642 ANG MO KIO AVE 5
Aug 2024 · Floor 07 TO 09
+27.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit located in Ang Mo Kio, with a remaining lease of 53 years, stands at an estimated value of $531,622, translating to a price per square foot (PSF) of $408. This figure is indicative of a property that is currently priced above the market average, reflecting a significant 50.5% premium over the baseline value derived from recent transactions in the area. Such a notable deviation raises essential considerations for potential buyers and investors regarding the sustainability of this valuation in the context of broader market trends.
Despite the apparent attractiveness of this valuation, it is crucial to note the model confidence level categorized as low. This uncertainty stems from the limited dataset of only four recent HDB resale transactions in the vicinity, which may not fully capture the market dynamics. As leasehold properties inherently depreciate over time, the 53-year remaining lease could pose risks to future appreciation potential, especially in a market that is sensitive to shifts in buyer sentiment and economic conditions. Therefore, while the current valuation signifies a robust interest in the Ang Mo Kio area, stakeholders should proceed with a discerning approach, weighing both the benefits and the potential pitfalls of investing in a property with a finite lease term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.