502 Ang Mo Kio Avenue 5 560502, Cheng San, North-east Region, Singapore
$500,000
Bright, Airy Corner 3NG-Modified home with Practical Dumbbell Layout Well-maintained residence offering great natural light and ventilation. A smart layout enhances privacy and usability, complemented by recent upgrading works and a favourable South-east facing main door. - Address: 502 Ang Mo Kio Avenue 5 - Price: S$500,000 - Size: 883 sqft - Corner unit - Bright and airy - Dumbbell layout - HIP completed - Main door faces South-east - Requires 3 months extension Schools nearby: - Singapore Institute of Technology @ Nanyang Polytechnic (0.23km) - Anderson Secondary School (0.24km) - PCF Sparkletots @ Cheng San-Seletar Blk 533 (0.38km) - Jing Shan Primary School (0.46km) - MOE Kindergarten @ Jing Shan (0.46km) - Nanyang Polytechnic (0.55km) - Al-Muttaqin Mosque Kindergarten (0.73km) - Mayflower Primary School (0.75km) - MOE Kindergarten @ Mayflower (0.75km) - ITE College Central (0.76km) - Yio Chu Kang Secondary School (0.90km) - PCF Sparkletots @ Cheng San-Seletar Blk 556 (0.95km) MRT/LRT: - Ang Mo Kio Cross Island (U/C) (0.64km) - Ang Mo Kio (0.65km) - Yio Chu Kang (0.87km) Arrange a viewing today. Contact ORRY GOH at 8946XXXX.
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: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$393,034
S$445 psf
Asking Price
S$500,000
S$566 psf
vs Market
+27.2%
vs Last Done
-3.4%
Tenure
53 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Ang Mo Kio
638m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.757
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$445
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 502 ANG MO KIO AVE 5 Floor 01 TO 03 | 883sqft | S$517,000 | ▲S$586 +31.7% vs FV | 99yr from 1981 |
Dec 2025 | Blk 502 ANG MO KIO AVE 5 Floor 01 TO 03 | 883sqft | S$517,000 | ▲S$586 +31.7% vs FV | 99yr from 1981 |
Nov 2025 | Blk 502 ANG MO KIO AVE 5 Floor 01 TO 03 | 732sqft | S$415,000 | ▲S$567 +27.4% vs FV | 99yr from 1981 |
Blk 502 ANG MO KIO AVE 5
Dec 2025 · Floor 01 TO 03
+31.7% vs FV
Blk 502 ANG MO KIO AVE 5
Dec 2025 · Floor 01 TO 03
+31.7% vs FV
Blk 502 ANG MO KIO AVE 5
Nov 2025 · Floor 01 TO 03
+27.4% vs FV
HELIOS AI Analysis
The HDB 3-room property located in Ang Mo Kio presents a compelling valuation scenario, with an estimated value of $393,034 or $445 PSF. This valuation is notably positioned 27.2% above the baseline market value, suggesting a robust demand for housing in this well-established precinct. However, it is important to approach this valuation with caution, as the model confidence is rated as low, indicating potential volatility in the market dynamics surrounding this property.
With a remaining lease of 53 years, the property’s longevity may influence both buyer perception and investment potential. The elevated market signal reflects a competitive landscape, likely fueled by the area's desirable amenities and connectivity. Nevertheless, the reliance on just two recent HDB resale transactions in the vicinity introduces a level of uncertainty that investors should consider. Overall, while the current valuation suggests optimism in the Ang Mo Kio market, prospective buyers are advised to undertake thorough due diligence to navigate the underlying lease dynamics and market fluctuations effectively.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.