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504 Ang Mo Kio Avenue 8 – PropertyGuru Market Pulse Insights

Over the past 30 days, the development has remained present in local property search activity within the Ang Mo Kio / Bishan / Thomson district. PropertyGuru data indicates that the property continues to feature in the browsing journeys of active buyers looking for residential options in this established area.

Popular preferences: Balcony, Corner Unit, Tennis Court, Gym, Renovated, Air-Conditioning, Terrace

Pricing by Unit Types:

2-Bedroom Units:
- Avg Asking Price: S$ 435K
- Avg PSF: S$ 575 psf (62.81% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,545 psf)
- Available Units: 6

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for buyer interest in this project. With only 6 units available, the current inventory represents a selective opportunity for buyers seeking entry into the district at a significant 62.81% discount relative to the broader area's average PSF. This substantial pricing gap suggests the property serves as a highly competitive value proposition within the local market. Such a distinct price advantage is likely to support steady attention from budget-conscious seekers looking for functional layouts in a mature location.

Location & Lifestyle Highlights — 504 Ang Mo Kio Avenue 8 820m (10 mins) to ANG MO KIO MRT STATION — This major transport hub connects you directly to the North-South Line and the upcoming Cross Island Line for a smooth commute across the island. Located in the heart of a mature residential district, this address offers a practical urban lifestyle where everything from established schools to daily essentials is just a short walk away. It is a perfect spot for those who value a settled neighborhood feel with modern efficiency and excellent transit links. Nearby hotspots: MRT Stations:

YIO CHU KANG MRT STATION (1115m, 13-14 mins) — A secondary rail option providing easy access to the northern parts of Singapore and the central business district.

Bus Stops (45 within 1 km):

BLK 502 (246m, 2-3 mins) — Convenient bus services right at your doorstep for quick trips around the Ang Mo Kio neighborhood.
OPPOSITE BLK 507 (252m, 3-4 mins) — Additional bus routes nearby making the daily commute to nearby hubs very straightforward.

Education & Early Learning:

PCF SPARKLETOTS PRESCHOOL @ CHENG SAN-SELETAR BLK 502 (EY) (151m, 1-2 mins) — Early childhood education is just a stone's throw away, making morning drop-offs effortless for parents.
ANDERSON SECONDARY SCHOOL (394m, 4-5 mins) — A reputable local secondary school within a very short walking distance for students.
JING SHAN PRIMARY SCHOOL (607m, 7-8 mins) — Quality primary education located nearby, providing a stable learning environment for young families.

Healthcare & Wellness:

RAFFLES MEDICAL (692m, 8-9 mins) — Trusted medical services nearby for general healthcare needs and family consultations.
AMK SPECIALIST CENTRE (696m, 8-9 mins) — Specialized medical facilities available within the neighborhood for more specific health requirements.
KIDS FIRST CLINIC (712m, 8-9 mins) — Dedicated pediatric care nearby, offering peace of mind for families with young children.

Shopping & Retail:

GIANT SUPER - ANG MO KIO AVENUE 10 (739m, 8-9 mins) — A large supermarket for all your weekly grocery runs and household necessities.
JUBILEE SQUARE (797m, 9-10 mins) — A local lifestyle mall offering a variety of retail shops, enrichment centers, and services.
GIANT EXPRESS (764m, 9-10 mins) — Handy for quick grocery top-ups and daily essentials at any time of the day.

Dining & Food:

FOODGLE HUB (439m, 5-6 mins) — A nearby food court providing a wide variety of affordable local dishes for daily meals.
SOUTH CANTEEN (513m, 6-7 mins) — Another great local dining spot perfect for a quick and tasty lunch or dinner.
AMK 722 FOOD HOUSE (744m, 8-9 mins) — A popular neighborhood eatery offering diverse culinary choices for the family.

Highly attractive for: Young Families, Education-focused Households, Healthcare Professionals, and Urban Commuters.

Market & Rental Insights

504 Ang Mo Kio Avenue 8 demonstrates significant capital appreciation alongside high rental efficiency in a mature residential district.

PSF Appreciation: S$492 → S$631 over recent years (28.25%) from 2023 - 2026.
Expected Rental Yield: At 7.53%, this reflects a strong return for investors.
Transactions: 4 rental transactions in the last 6 months and 1 sale transactions in the last 12 months, showing modest rental activity and limited sale activity.
PG Pulse Insight: With a substantial PSF growth of 28.25% and a strong rental yield of 7.53%, the project presents a high-yielding investment profile despite limited transaction volume.