444 Ang Mo Kio Avenue 10 - 2 Units for Sale

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444 Ang Mo Kio Avenue 10 – PropertyGuru Market Pulse Insights

The project remains visible within recent property searches tied to the Ang Mo Kio / Bishan / Thomson area, according to PropertyGuru's 30-day search trends. This ongoing visibility reflects a steady level of market presence among active property seekers reviewing residential options in the vicinity.

Most-searched Units: 3-Bedroom

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 413K
  • Avg PSF: S$ 573 psf (65.39% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,656 psf)
  • Available Units: 3
• 4-Bedroom Units:
  • Avg Asking Price: S$ 1.25M
  • Avg PSF: S$ 713 psf (62.12% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,881 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards 3-Bedroom configurations as the preferred choice for those browsing this development. While the larger 4-Bedroom units command a higher price per square foot, the overall project pricing remains significantly lower than the broader district average. The limited inventory of single-unit listings suggests a selective supply that may support pricing discipline for larger layouts. This pricing gap relative to the district average positions the property as a value-driven option for seekers focused on the local area.

Location & Lifestyle Highlights — 444 Ang Mo Kio Avenue 10

1020m (12 mins) to ANG MO KIO MRT STATION — Direct access to the North-South Line makes for a straightforward daily commute to Orchard Road and the Central Business District.

Living at 444 Ang Mo Kio Avenue 10 puts you right in the heart of a mature estate where modern efficiency meets a practical, well-connected lifestyle. It is a great spot for those who value having everything from good schools to local food markets just a short walk from home.

Nearby hotspots:

MRT Stations:

• TAVISTOCK MRT STATION (1766m, 21-22 mins) — Upcoming Cross Island Line connection providing alternative travel routes across the island.

Bus Stops (32 within 1 km):

• BLK 465 (357m, 4-5 mins) — Convenient boarding point for several local services that loop through the neighbourhood.
• BLK 443 (372m, 4-5 mins) — Well-served stop that links residents quickly to the main Ang Mo Kio transport hub.

Education & Early Learning:

• PCS ANG MO KIO CHILD CARE CENTRE (203m, 2-3 mins) — Very close by for parents who need reliable early childhood care just a few minutes from their front door.
• DEYI SECONDARY SCHOOL (344m, 4-5 mins) — Nearby secondary education option that allows students a safe and easy walk to school.
• TECK GHEE PRIMARY SCHOOL (640m, 7-8 mins) — Established primary school within a comfortable walking distance for young families.

Healthcare & Wellness:

• MA KUANG TCM MEDICAL CENTRE (280m, 3-4 mins) — Traditional healthcare services available nearby for holistic wellness and recovery.
• HEALTHWAY MEDICAL (471m, 5-6 mins) — Accessible general practitioner clinic for all your family's primary medical needs.
• CHONG BOON FOOD CENTRE (418m, 5-6 mins) — Great spot to find fresh produce and healthy local meals in a traditional market setting.

Shopping & Retail:

• FAIRPRICE (359m, 4-5 mins) — Handy supermarket for picking up daily groceries and household essentials on the way home.
• GIANT SUPER - ANG MO KIO AVENUE 10 (933m, 11-12 mins) — Large grocery store offering a wide variety of supplies for the weekly family shop.

Dining & Food:

• MCDONALDS (273m, 3-4 mins) — Quick and familiar dining option perfect for a fast meal or late-night snack.
• FOOD HAUS (312m, 3-4 mins) — Local eatery providing a range of affordable food choices for residents who enjoy dining out nearby.
• GHK 407 FOODHOUSE (626m, 7-8 mins) — Traditional coffee shop setting with various stalls serving up popular local dishes.

Highly attractive for: Young Families, Practical Investors, Local Professionals

Market & Rental Insights

444 Ang Mo Kio Avenue 10 demonstrates a profile of capital growth and high-yielding rental potential within a mature residential estate.

• PSF Appreciation: S$503 → S$556 over recent years (+10.54%) from 2023 - 2025.
• Expected Rental Yield: At 8.56%, this reflects a strong return for investors.
• Transactions: 3 rental transactions in the last 6 months and 1 sale transaction in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: With a significant PSF increase of 10.54% and a strong rental yield of 8.56%, the project offers a compelling combination of capital appreciation and high income potential despite limited transaction volume.

Published date: May 25, 2026