535 Ang Mo Kio Avenue 5 - 2 Units for Sale

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535 Ang Mo Kio Avenue 5 – PropertyGuru Market Pulse Insights

The development continues to surface in local search activity among people exploring the Ang Mo Kio / Bishan / Thomson area, drawing on 30 days of PropertyGuru search activity. This property maintains its presence in the current market landscape, appearing consistently in property browsing journeys for the region.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 459K
  • Avg PSF: S$ 637 psf (58.53% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,536 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point towards the 2-Bedroom configurations as the primary focus for seekers interested in this development. With only two units currently available, the limited inventory suggests a tightly held supply that may appeal to value-driven buyers. The pricing represents a significant discount relative to the broader district average, positioning the property as a highly competitive entry point into the area. This pricing advantage combined with specific unit features like corner positioning likely supports steady interest from practical market participants.

Location & Lifestyle Highlights — 535 Ang Mo Kio Avenue 5

1250m (15 mins) to ANG MO KIO MRT STATION — This major transport hub on the North-South Line provides a direct and efficient link to the Orchard Road shopping belt and the Central Business District.

This address at 535 Ang Mo Kio Avenue 5 offers a practical and modern living experience right in the heart of a mature residential estate. It is a great spot for those who value being close to established schools and everyday amenities while staying well-connected to the rest of Singapore.

Nearby hotspots:

Bus Stops (40 within 1 km):

• BLK 538 (199m, 2-3 mins) — Very short walk to catch local services that loop through the neighborhood and connect to the main bus interchange.
• BLK 522 (375m, 4-5 mins) — Convenient boarding point for residents heading towards the central parts of Ang Mo Kio.

Education & Early Learning:

• ANDERSON SECONDARY SCHOOL (192m, 2-3 mins) — Highly reputable secondary education is practically at your doorstep, making the morning school run effortless.
• PCF SPARKLETOTS PRESCHOOL @ CHENG SAN-SELETAR BLK 533 (KN) (201m, 2-3 mins) — Reliable early childhood care located just a few minutes away for young families.
• JING SHAN PRIMARY SCHOOL (474m, 5-6 mins) — Quality primary education within a comfortable walking distance for young children.

Healthcare & Wellness:

• 24 HR CLINIC (314m, 3-4 mins) — Round-the-clock medical assistance nearby provides peace of mind for any late-night emergencies.
• GAINHEALTH CLINIC AND HOMECARE (355m, 4-5 mins) — Accessible healthcare services and homecare support located just around the corner.

Shopping & Retail:

• GIANT (314m, 3-4 mins) — Quick and easy access for all your daily groceries and household essentials.
• JUBILEE SQUARE (1038m, 12-13 mins) — Local lifestyle mall offering a variety of enrichment centers, retail shops, and services.

Dining & Food:

• FOOD IN THE WOODS (205m, 2-3 mins) — Nearby eatery perfect for a quick and casual meal without having to travel far.
• FISH CHICKS (262m, 3-4 mins) — Popular local food option for residents looking for a tasty and convenient dinner.
• AMPM CAFE (503m, 6-7 mins) — Great neighborhood spot for coffee and desserts just a short stroll away.

Colleges:

• THE FORUM (732m, 8-9 mins) — Nearby facility providing additional educational and learning opportunities within the estate.

Convenience Stores:

• 7-ELEVEN (422m, 5-6 mins) — Handy stop for quick snacks and essential items at any time of the day.

Junior Colleges:

• ANDERSON SERANGOON JUNIOR COLLEGE (1115m, 13-14 mins) — Proximity to a well-known junior college is a big plus for families with tertiary-level students.

Private Schools:

• TOP IMAGE HAIR & BEAUTY ACADEMY (1083m, 12-13 mins) — Specialized vocational training center located within the broader Ang Mo Kio hub.

Highly attractive for: Young Families, Education-focused Households, Modern Professionals, and Property Investors.

Market & Rental Insights

535 Ang Mo Kio Avenue 5 presents a unique market profile characterized by high rental yields despite a recent adjustment in capital values.

• PSF Appreciation: S$555.5 → S$538 over recent years (-3.15%) from 2024 - 2026.
• Expected Rental Yield: At 7.87%, this reflects a strong rental return for investors.
• Transactions: 3 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: While PSF values have seen a slight correction, the project maintains a strong rental yield and modest transaction activity, suggesting it remains a focused choice for yield-driven investors.

Published date: June 2, 2026