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 this 5-room HDB unit in Ang Mo Kio, currently estimated at $531,622 (equivalent to $408 PSF), reflects a significant premium over the baseline market value, with a striking 50.5% difference. This elevated market signal suggests a strong demand for HDB properties in this well-established neighborhood, despite the remaining lease of 53 years. Such a longevity in leasehold tenure may influence buyer sentiment, as prospective homeowners are often cautious about the implications of lease decay on property value.
However, it is essential to note that the confidence level of this valuation remains low, primarily due to the limited dataset of only four recent HDB resale transactions in the vicinity. This scarcity of transaction data may indicate a volatile or less predictable market environment, where price fluctuations could be more pronounced. Investors and buyers should approach this valuation with a nuanced understanding of the local dynamics, weighing the potential for appreciation against the inherent risks associated with shorter leasehold tenures in the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.