535 Ang Mo Kio Avenue 5 560535, Cheng San, North-east Region, Singapore
$518,000
Rarely available, with wide frontage (6400cm) on high floor . For sale , Blk 535 Ang Mo Kio @ Cheng San View HDB 3 NG ( modiied) NO EXTENSION REQUIRE! 100% move in condition. Just bring in your suit-case This stunning apartment is walking distance ( 12 mins) to the virbrant AMK HUB and AMK MRT Station..At Cheng San Centre , there are few coffee shops, wet market, hawket centre ,Supermarket , cafe and sundry shops. Super convient , no worries about rushing home to prepare dinner at any time , just TA-BAO. About this Flat: -- High floor in a quiet environment. -- Fully renovated , move-in condition -- Size 883 sqft, -- Unique layout with wide frontage of 6,4m wiith both the living and dining facing the the window. Natural light and airy, -- Efficient layout with 2 spacious bedrooms and full height Buiilt-In-wardrobe -- Modren , well fitted kitchen with apppliances. -- Main door faces south. Nearby Schools/ Preschools --- PCF Sparkletots Preschool ( Blk 533) --- Jing Shan Primary School ----------- .32KM --- Teck Ghee Primary School ----------- 1.02KM --- Anderson Secondary School ---------- 0.17KM --- Deyi Secondary School ----------- 0.96KM Healthcare; -- Intemedical 24 hours Clinic ----------- 0.24Km -- Lee Clinic & Surgery ----------- 0.32 KM Call Alice Tay @ 9637XXXX to arrange for 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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$373,669
S$423 psf
Asking Price
S$518,000
S$587 psf
vs Market
+38.6%
vs Last Done
+6.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Ang Mo Kio
644m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$558
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$423
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 535 ANG MO KIO AVE 5 Floor 07 TO 09 | 883sqft | S$488,888 | ▲S$554 +31.0% vs FV | 99yr from 1980 |
Dec 2025 | Blk 535 ANG MO KIO AVE 5 Floor 07 TO 09 | 883sqft | S$488,888 | ▲S$554 +31.0% vs FV | 99yr from 1980 |
Sep 2025 | Blk 535 ANG MO KIO AVE 5 Floor 10 TO 12 | 721sqft | S$408,888 | ▲S$567 +34.0% vs FV | 99yr from 1980 |
Jun 2025 | Blk 535 ANG MO KIO AVE 5 Floor 04 TO 06 | 721sqft | S$400,000 | ▲S$555 +31.2% vs FV | 99yr from 1980 |
Blk 535 ANG MO KIO AVE 5
Dec 2025 · Floor 07 TO 09
+31.0% vs FV
Blk 535 ANG MO KIO AVE 5
Dec 2025 · Floor 07 TO 09
+31.0% vs FV
Blk 535 ANG MO KIO AVE 5
Sep 2025 · Floor 10 TO 12
+34.0% vs FV
Blk 535 ANG MO KIO AVE 5
Jun 2025 · Floor 04 TO 06
+31.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Ang Mo Kio, with a remaining lease of 52 years, suggests an estimated value of $373,669 or $423 PSF. This valuation is notably positioned above the market baseline by 38.6%, indicating a significant premium that may reflect unique market dynamics or specific attributes of the property that appeal to buyers. Such a disparity raises questions regarding the underlying factors contributing to this elevated valuation, particularly in a market where lease length is a crucial component influencing buyer sentiment and investment decisions.
While the model confidence for this valuation is classified as low, it is based on three recent HDB resale transactions in the vicinity. This limited data set may not fully capture the broader market trends or the specific characteristics of the subject property. The remaining lease of 52 years must be carefully considered, as it may impact the long-term investment potential and attractiveness of the unit. Buyers and investors should approach with caution, weighing the premium valuation against the implications of a shorter lease term in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.