434 Ang Mo Kio Avenue 10 560434, Chong Boon, North-east Region, Singapore
$1,250,000





















••• SUPER RARE RENOVATED HDB JUMBO 5 BEDROOMS UNIT FOR SALE! •••• • 5 BEDROOMS 3 BATHROOMS • BRIGHT & BREEZY UNIT NORHT SOUTH FACING • LUSH GREENERY VIEW • SQUARISH & SPACIOUS LAYOUT • SURROUNDED BY GREAT AMENITIES • WALKING DISTANCE TO ANG MO KIO MRT STATION & AMK HUB • WITHIN ONE KM TO - JING SHAN PRIMARY SCHOOL - TECK GHEE PRIMARY SCHOOL • WITHIN TWO KM TO - ANG MO KIO PRIMARY SCHOOL - CATHOLIC HIGH SCHOOL - CHIJ OUR LADY OF GOOD COUNSEL - KUO CHUAN PRESBYTERIAN PRIMARY SCHOOL - MAYFLOWER PRIMARY SCHOOL - ZHONGHUA PRIMARY SCHOOL DO NOT MISS AND MAKE THIS YOUR NEXT HOME ! CALL ANDY LIM @ 9️⃣6️⃣7️⃣2️⃣8️⃣3️⃣7️⃣8️⃣ OR JOYCE LYE @ 9️⃣1️⃣4️⃣6️⃣3️⃣7️⃣7️⃣7️⃣ FOR EXCLUSIVE VIEWINGS TODAY! Trains (MRT & LRT) ANG MO KIO MRT NS16 CR11 0.52 Km TAVISTOCK MRT DUE 2029 CR10 1.11 Km TECK GHEE MRT DUE 2029 CR12 1.17 Km Bus Stops Blk 427 261, 268, CT8, 1N, 73, 74, 74e, 76, 25, 165, 132, 88 Blk 586 88, 132, 165, CT8, 261, 268, 73, 74, 74e, 76, 25 Primary Schools Teck Ghee Primary 0.38 km Jing Shan Primary 0.51 km Townsville Primary 0.88 km Secondary Schools Deyi Secondary 0.23 km Chong Boon Secondary 0.7 km Anderson Secondary 0.75 km Integrated Schools Catholic High School 1.75 km St. Joseph's Institution 1.78 km Shopping Malls AMK Hub 0.58 km Jubilee Square 0.76 km Djitsun Mall 0.85 km Groceries & Supermarts FAIRPRICE SHOP 0.47 km GIANT 0.53 km FAIRPRICE XTRA 0.55 km
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: L3008022J
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Automated Valuation based on 13 HDB resale transactions (data.gov.sg)
Fair Value
S$877,908
S$510 psf
Asking Price
S$1.25M
S$726 psf
vs Market
+42.4%
vs Last Done
+3.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
13 comps
Nearest MRT
Ang Mo Kio
498m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
13 comparable transactions
S$654
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$510
Recent Comparable Transactions
10 shown · 13 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +38.2% vs FV | 99yr from 1980 |
Mar 2026 | Blk 605 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,916sqft | S$1,350,000 | ▲S$705 +38.2% vs FV | 99yr from 1980 |
Sep 2025 | Blk 333 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +24.1% vs FV | 99yr from 1981 |
Aug 2025 | Blk 457 ANG MO KIO AVE 10 Floor 13 TO 15 | 1,765sqft | S$1,000,000 | ▲S$566 +11.0% vs FV | 99yr from 1980 |
Jun 2025 | Blk 504 ANG MO KIO AVE 8 Floor 10 TO 12 | 1,755sqft | S$1,210,000 | ▲S$690 +35.3% vs FV | 99yr from 1980 |
May 2025 | Blk 120 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,744sqft | S$1,100,000 | ▲S$631 +23.7% vs FV | 99yr from 1978 |
May 2025 | Blk 119 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,744sqft | S$1,200,000 | ▲S$688 +34.9% vs FV | 99yr from 1978 |
May 2025 | Blk 604 ANG MO KIO AVE 5 Floor 07 TO 09 | 1,755sqft | S$1,300,000 | ▲S$741 +45.3% vs FV | 99yr from 1980 |
Jan 2025 | Blk 541 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,755sqft | S$928,000 | ▲S$529 +3.7% vs FV | 99yr from 1981 |
Aug 2024 | Blk 418 ANG MO KIO AVE 10 Floor 07 TO 09 | 1,755sqft | S$1,110,000 | ▲S$633 +24.1% vs FV | 99yr from 1979 |
Aug 2024 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 1,755sqft | S$1,238,888 | ▲S$706 +38.4% vs FV | 99yr from 1979 |
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+38.2% vs FV
Blk 605 ANG MO KIO AVE 5
Mar 2026 · Floor 07 TO 09
+38.2% vs FV
Blk 333 ANG MO KIO AVE 1
Sep 2025 · Floor 07 TO 09
+24.1% vs FV
Blk 457 ANG MO KIO AVE 10
Aug 2025 · Floor 13 TO 15
+11.0% vs FV
Blk 504 ANG MO KIO AVE 8
Jun 2025 · Floor 10 TO 12
+35.3% vs FV
Blk 120 ANG MO KIO AVE 3
May 2025 · Floor 01 TO 03
+23.7% vs FV
Blk 119 ANG MO KIO AVE 3
May 2025 · Floor 07 TO 09
+34.9% vs FV
Blk 604 ANG MO KIO AVE 5
May 2025 · Floor 07 TO 09
+45.3% vs FV
Blk 541 ANG MO KIO AVE 10
Jan 2025 · Floor 01 TO 03
+3.7% vs FV
Blk 418 ANG MO KIO AVE 10
Aug 2024 · Floor 07 TO 09
+24.1% vs FV
Blk 419 ANG MO KIO AVE 10
Aug 2024 · Floor 10 TO 12
+38.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Ang Mo Kio reveals a significant market positioning, with an estimated value of $877,908 or $510 PSF. This valuation is notably above the baseline market rate, reflecting a considerable 42.4% premium. Such a deviation from the market norm indicates strong demand dynamics in the area, particularly for larger HDB units that offer more living space and amenities, appealing to families and multi-generational households.
With a remaining lease of 52 years, this property sits within a critical period that balances between depreciation due to lease expiry and the intrinsic value derived from its location and features. The medium model confidence, based on an analysis of 13 recent HDB resale transactions in the vicinity, suggests that while there is a robust demand for properties in Ang Mo Kio, investors and potential buyers should remain vigilant regarding the long-term lease implications. This valuation underscores the importance of strategic property acquisition in a competitive market, where understanding local trends and future development plans can greatly influence investment outcomes.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.