620 Ang Mo Kio Avenue 9 - 1 Units for Sale

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620 Ang Mo Kio Avenue 9 – PropertyGuru Market Pulse Insights

The project stays present in local property search patterns among people reviewing options in the Ang Mo Kio / Bishan / Thomson area, according to PropertyGuru's 30-day search trends. This development continues to be part of the local market landscape for active seekers exploring residential opportunities in this specific region.

Most-searched Units: 5+ Bedroom

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

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 568K
  • Avg PSF: S$ 528 psf (58.59% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,275 psf)
  • Available Units: 1

Key Takeaway: Recent market data highlights a clear, pronounced buyer preference for 5+ Bedroom configurations within this development. While larger layouts drive the most interest, the 3-Bedroom inventory represents a significant value proposition, priced at a substantial 58.59% discount relative to the broader district average. The limited availability of smaller units combined with high-volume interest in larger formats suggests a segmented market where entry-level pricing remains highly competitive. This pricing discipline and specific layout demand may support steady attention from value-oriented property seekers in the area.

Location & Lifestyle Highlights — 620 Ang Mo Kio Avenue 9

430m (5 mins) to LENTOR MRT STATION — This station on the Thomson-East Coast Line provides a direct and efficient link to the Central Business District and Orchard Road for a smooth daily commute.

This address offers a practical and efficient living environment where everything you need for a modern lifestyle is within easy reach. It is a well-connected spot that balances quiet residential life with quick access to major transport nodes and essential services.

Nearby hotspots:
MRT Stations:

• YIO CHU KANG MRT STATION (828m, 9-10 mins) — Provides an alternative connection via the North-South Line, making it easy to travel towards Jurong East or the city center.

Bus Stops (49 within 1 km):

• ANG MO KIO COMMUNITY HOSP (140m, 1-2 mins) — Extremely close access to various bus services for convenient travel around the Ang Mo Kio neighborhood.
• OPP ANG MO KIO CMTY HOSP (166m, 2-3 mins) — Handy transport link located just a short walk away for quick daily trips.

Education & Early Learning:

• ANDERSON PRIMARY SCHOOL (287m, 3-4 mins) — A reputable primary school located very close to home, making the morning school run effortless for parents and children.
• PCF SPARKLETOTS PRESCHOOL @ YIO CHU KANG BLK 644 (KN) (501m, 6-7 mins) — Convenient early childhood education option situated within a comfortable walking distance.
• PRESBYTERIAN HIGH SCHOOL (755m, 9-10 mins) — A well-established secondary school nearby that serves the educational needs of growing families in the area.

Healthcare & Wellness:

• ANG MO KIO COMMUNITY HOSPITAL (253m, 3-4 mins) — Immediate access to comprehensive medical services and healthcare support right in the immediate vicinity.

Shopping & Retail:

• GIANT EXPRESS - 181 ANG MO KIO (913m, 10-11 mins) — A reliable spot for grabbing daily groceries and household essentials without having to travel far.
• GIANT SUPER - ANG MO KIO AVENUE 4 (1133m, 13-14 mins) — Larger supermarket option for a wider variety of fresh produce and weekly shopping needs.

Dining & Food:

• SUBWAY (453m, 5-6 mins) — Quick and healthy meal option located just a few minutes away for a convenient lunch or dinner.
• JAPANESE (905m, 10-11 mins) — Local dining choice offering international flavors within the neighborhood.

Convenience Stores:

• 7-ELEVEN (398m, 4-5 mins) — Perfect for quick snacks, drinks, or last-minute necessities at any time of the day.

Places of Worship:

• SALEM CHAPEL (1241m, 15-16 mins) — A local community space for spiritual needs located within the broader residential estate.

Highly attractive for: Young Families, Healthcare Professionals, Urban Commuters, and Practical Investors.

Market & Rental Insights

620 Ang Mo Kio Avenue 9 demonstrates a profile of significant capital appreciation and strong rental performance within the mature Ang Mo Kio estate.

• PSF Appreciation: S$501 → S$568 over recent years (+13.37%) from 2024 - 2025.
• Expected Rental Yield: At 5.13%, this reflects a strong return for property investors.
• Transactions: 1 rental transaction in the last 6 months, showing modest rental activity.
• PG Pulse Insight: With a +13.37% increase in PSF and a strong rental yield of 5.13%, the project offers a compelling combination of capital growth and high rental returns despite limited transaction volume.

Published date: June 16, 2026