417 Ang Mo Kio Avenue 10 - 2 Units for Sale

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417 Ang Mo Kio Avenue 10 – PropertyGuru Market Pulse Insights

The development remains in view within recent local search activity among active market participants, according to PropertyGuru's 30-day search trends for the Ang Mo Kio / Bishan / Thomson area. This presence suggests that the property continues to be a point of reference for seekers evaluating residential options in this specific neighborhood.

Popular preferences: Balcony, Tennis Court, Gym, Corner Unit

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 440K
  • Avg PSF: S$ 553 psf (64.02% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,536 psf)
  • Available Units: 1
• 3-Bedroom Units:
  • Avg Asking Price: S$ 570K
  • Avg PSF: S$ 535 psf (58.85% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,301 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards larger configurations as a primary interest point, though current inventory remains extremely tight with only single units available across the tracked layouts. The development is positioned at a significant price discount relative to the broader district average, offering a highly competitive entry point for the area. This pricing advantage, combined with sought-after features like corner units and balconies, suggests a high-value proposition for budget-conscious seekers. Such a supply-constrained environment typically supports steady pricing discipline for well-maintained units in the secondary market.

Location & Lifestyle Highlights — 417 Ang Mo Kio Avenue 10 950m (11 mins) to ANG MO KIO MRT STATION — This major transport hub on the North-South Line connects you directly to Orchard Road and the CBD in under 20 minutes. This address offers a practical and efficient home base in a mature estate, where everything you need for a smooth daily routine is just a short walk away. It is a perfect spot for those who value a straightforward, well-connected lifestyle in one of Singapore's most established residential hubs. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1791m, 21-22 mins) — Provides future-ready connectivity via the Cross Island Line for easier travel to the eastern and western parts of Singapore.

Bus Stops (33 within 1 km):

• BLK 443 (167m, 1-2 mins) — Extremely close stop that makes hopping on a bus for local errands effortless.
• BLK 465 (276m, 3-4 mins) — Additional nearby boarding point that expands your options for reaching different parts of the Ang Mo Kio estate.

Education & Early Learning:

• PCS ANG MO KIO CHILD CARE CENTRE (110m, 1-2 mins) — Just a minute away, making morning drop-offs incredibly stress-free for parents.
• DEYI SECONDARY SCHOOL (278m, 3-4 mins) — A very short walk for students, ensuring they spend less time commuting and more time on their studies.
• TECK GHEE PRIMARY SCHOOL (573m, 6-7 mins) — Conveniently located primary education option within a comfortable walking distance for young children.

Healthcare & Wellness:

• TECK GHEE SQUARE HAWKER CENTRE (334m, 4-5 mins) — Great for residents who want to maintain a balanced lifestyle with easy access to fresh local food.
• MA KUANG TCM MEDICAL CENTRE (476m, 5-6 mins) — Offers traditional Chinese medicine services right in the neighbourhood for holistic health needs.
• HEALTHWAY MEDICAL (515m, 6-7 mins) — Reliable general practitioner services nearby for the family's regular check-ups and medical consultations.

Shopping & Retail:

• FAIRPRICE (556m, 6-7 mins) — Your go-to spot for daily groceries and household essentials just a quick stroll from home.
• AMK HUB (1033m, 12-13 mins) — A major suburban mall featuring a cinema, various retail brands, and a large supermarket for all your shopping needs.
• GIANT SUPER - ANG MO KIO STREET 31 (1006m, 12-13 mins) — Large-scale supermarket option providing a wide range of affordable products for the family.

Dining & Food:

• FOOD HAUS (224m, 2-3 mins) — Very near dining hall offering a variety of local cooked food for quick and easy daily meals.
• MCDONALDS (363m, 4-5 mins) — Familiar fast-food option nearby for a quick bite or a late-night snack.
• CHONG BOON FOOD CENTRE (445m, 5-6 mins) — Popular local food destination known for its wide selection of traditional hawker dishes.

Highly attractive for: Young Families, Education-focused Couples, Urban Professionals, and Practical Investors.

Market & Rental Insights

417 Ang Mo Kio Avenue 10 demonstrates a profile of capital growth and high rental efficiency within a mature residential district.

• PSF Appreciation: S$501 → S$544 over recent years (+8.58%) from 2023 - 2026.
• Expected Rental Yield: At 7.86%, this reflects a strong return for investors.
• Transactions: 4 rental transactions in the last 6 months and 3 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a +8.58% PSF growth and a strong rental yield of 7.86%, the project offers a compelling combination of capital appreciation and high yield despite modest transaction volumes.

Published date: June 2, 2026