620 Ang Mo Kio Avenue 9 - 2 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, drawing on 30 days of PropertyGuru search activity. This presence indicates that the development remains a consistent part of the consideration set for buyers exploring this established residential zone.

Most-searched Units: 2-Bedroom

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

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 659K
  • Avg PSF: S$ 552 psf (57.35% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,294 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the preferred choice for those browsing this development. With only 3-Bedroom units currently listed, there is a clear segment of the market where buyer interest for smaller layouts is not currently met by available inventory. The existing 3-Bedroom stock is positioned at a significant 57.35% discount relative to the broader district average, offering a highly competitive entry point into the area. This pricing gap suggests the property serves as a value-driven option for buyers prioritizing space and affordability within a mature neighborhood.

Location & Lifestyle Highlights — 620 Ang Mo Kio Avenue 9 430m (5 mins) to LENTOR MRT STATION — This station connects you directly to the Thomson-East Coast Line, making trips to Orchard Road and the Central Business District quick and straightforward. Located in a mature residential area, 620 Ang Mo Kio Avenue 9 offers a practical and efficient lifestyle where daily essentials and major transport links are all within easy reach. It is a well-connected spot that balances quiet suburban living with the convenience of having schools and healthcare right at your doorstep. Nearby hotspots: MRT Stations:

• YIO CHU KANG MRT STATION (828m, 9-10 mins) — Provides a reliable connection to the North-South Line for easy travel towards the city or northern industrial hubs.

Bus Stops (49 within 1 km):

• ANG MO KIO COMMUNITY HOSP (140m, 1-2 mins) — Just a few steps away for quick access to various feeder services around the neighbourhood.
• BLK 622 (168m, 2-3 mins) — Conveniently located stop that helps residents get around the Ang Mo Kio area with ease.

Education & Early Learning:

• ANDERSON PRIMARY SCHOOL (287m, 3-4 mins) — A reputable primary school located very close by, making the morning school run effortless for parents.
• PCF SPARKLETOTS PRESCHOOL @ YIO CHU KANG BLK 644 (KN) (501m, 6-7 mins) — Reliable early childhood education option situated within a short walk from home.
• PRESBYTERIAN HIGH SCHOOL (755m, 9-10 mins) — Well-established secondary education facility nearby to support growing families.

Healthcare & Wellness:

• ANG MO KIO COMMUNITY HOSPITAL (253m, 3-4 mins) — Immediate access to medical care and rehabilitation services provides great peace of mind for residents.

Shopping & Retail:

• GIANT EXPRESS - 181 ANG MO KIO (913m, 10-11 mins) — Handy spot for grabbing fresh groceries and daily household necessities.
• 7-ELEVEN (398m, 4-5 mins) — Perfect for quick snacks or last-minute essentials at any time of the day.

Dining & Food:

• SUBWAY (453m, 5-6 mins) — A quick and healthy dining choice located just a short stroll away.
• JAPANESE (905m, 10-11 mins) — Nearby dining option for those looking to enjoy a variety of international flavours close to home.

Highly attractive for: Young Families, Healthcare Professionals, Urban Commuters

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: August 2, 2026