542 Ang Mo Kio Avenue 10 560542, Cheng San, North-east Region, Singapore
$499,000
3 room HDB flat 2 spacious bedrooms & toilets - Good floor level with unblock view - No west sun - Second to corner unit Conveniently located - With 2 hawkers and multiple coffeeshop & eateries - Supermarket and necessities shops right below. - Well connected by public bus services and MRT stations ** No extension required, ** Photos for illustration purposes. Call now for an exclusive viewing!
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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: L3009250K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$310,683
S$424 psf
Asking Price
S$499,000
S$682 psf
vs Market
+60.6%
vs Last Done
+21.8%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Ang Mo Kio
883m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$560
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$424
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 542 ANG MO KIO AVE 10 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +32.1% vs FV | 99yr from 1981 |
Jan 2026 | Blk 542 ANG MO KIO AVE 10 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +32.1% vs FV | 99yr from 1981 |
Blk 542 ANG MO KIO AVE 10
Jan 2026 · Floor 04 TO 06
+32.1% vs FV
Blk 542 ANG MO KIO AVE 10
Jan 2026 · Floor 04 TO 06
+32.1% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Ang Mo Kio, with a remaining lease of 52 years, stands at an estimated value of $310,683, equating to $424 per square foot. This price is notably positioned above the market baseline by 60.6%, which suggests a significant premium attributed to various factors, including the property's location and the evolving demand dynamics within the Ang Mo Kio precinct.
However, it is important to highlight that the model confidence for this valuation is classified as low, primarily due to the reliance on a limited data set with only one recent resale transaction in the vicinity. This lack of robust comparative sales data raises questions regarding the sustainability of the current valuation amidst potential fluctuations in buyer sentiment and market conditions. As the remaining lease diminishes over time, potential buyers may exhibit increased caution, impacting future valuations. Consequently, stakeholders should consider the intricate balance between current market signals and the long-term implications of lease longevity when assessing this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.