642 Ang Mo Kio Avenue 5 560642, Yio Chu Kang West, North-east Region, Singapore
$760,000
- serious seller - suitable for big family - super huge and efficient layout - quiet greenery facing - 100% move in condition Call Kenny @9800XXXX for an exclusive viewing!! Discover your dream home with this stunning 3-bedroom, 2-bathroom HDB for sale, available now! Located at 642, Ang Mo Kio Avenue 5, this spacious 1302 sqft unit is perfect for families looking for comfort and convenience. Just a short distance from Yio Chu Kang MRT Station (1.4 km) and Mayflower MRT Station (1.5 km), commuting is a breeze. Families will appreciate the proximity to reputable schools such as Yio Chu Kang Secondary School (1.2 km) and Presbyterian High School (1.5 km). Grocery shopping is convenient with ACE Marketplace (1.3 km) and Sheng Siong Supermarket (1.6 km) nearby. Enjoy retail therapy at Djitsun Mall (1.6 km) and the Mayflower Shopping & Food Centre (1.5 km) for all your shopping and dining needs. This well-maintained unit features modern amenities, including bedroom cabinets, air conditioning, and a fridge, ensuring a comfortable living experience. Don’t miss this opportunity to own a beautiful home in a vibrant community. Schedule a viewing today and make it yours!
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 4 HDB resale transactions (data.gov.sg)
Fair Value
S$531,622
S$408 psf
Asking Price
S$760,000
S$584 psf
vs Market
+43.0%
vs Last Done
+1.7%
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 HDB 5 Room unit located in Ang Mo Kio, with a remaining lease of 53 years, presents an estimated value of $531,622, translating to $408 PSF. This valuation indicates a significant divergence from the market baseline, with a striking 43% increase, suggesting that this property is priced above market expectations. Such a premium positioning can be attributed to the area's inherent desirability, characterized by its proximity to essential amenities, robust transportation links, and a community-oriented environment that appeals to both families and young professionals.
However, it is essential to note that the model confidence for this valuation remains low, primarily due to the limited dataset derived from only four recent HDB resale transactions in the vicinity. The market dynamics in Ang Mo Kio can fluctuate based on various factors, including buyer sentiment, supply constraints, and the overall economic climate. As the remaining lease declines, potential buyers may reassess their willingness to invest at such a high premium, making it crucial for stakeholders to monitor evolving market trends and leasehold implications closely.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.