109 Ang Mo Kio Avenue 4 - 2 Units for Sale

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109 Ang Mo Kio Avenue 4 – PropertyGuru Market Pulse Insights

Area-level search behaviour shows the development remaining relevant within current property browsing activity, according to PropertyGuru's 30-day search trends in the Ang Mo Kio / Bishan / Thomson market. This project continues to surface as a viable option for property seekers evaluating the local residential landscape.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 458K
  • Avg PSF: S$ 635 psf (58.66% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,536 psf)
  • Available Units: 2

Key Takeaway: Market interest is currently concentrated on the 2-Bedroom configurations which represent the entirety of the active inventory. With only two units available, the limited stock creates a selective opportunity for buyers seeking entry into the district at a significant price-per-square-foot discount. The project overall sits at a highly competitive valuation compared to the broader area average, which may appeal to value-oriented seekers. This pricing discipline combined with specific unit features suggests steady support for the development's current market position.

Location & Lifestyle Highlights — 109 Ang Mo Kio Avenue 4 450m (5 mins) to MAYFLOWER MRT STATION — Direct access to the Thomson-East Coast Line provides a fast and efficient commute toward the city center and Orchard Road. This address at 109 Ang Mo Kio Avenue 4 offers a practical and efficient living environment right in the heart of a mature residential estate. It is a great spot for those who value being within walking distance of daily essentials and reliable public transport links. Nearby hotspots: MRT Stations:

• TECK GHEE MRT STATION (1330m, 15-16 mins) — Provides an alternative rail connection for residents traveling across the northern and central regions.

Bus Stops (35 within 1 km):

• MAYFLOWER STN EXIT 5 (240m, 2-3 mins) — Convenient boarding point for several local routes right near the station entrance.
• OPPOSITE ANG MO KIO PRIMARY SCHOOL (257m, 3-4 mins) — Handy stop for students and residents heading toward the main Ang Mo Kio hub.
• OPPOSITE MAYFLOWER SECONDARY SCHOOL (266m, 3-4 mins) — Well-placed for quick bus transfers within the neighborhood.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ KEBUN BARU BLK 109 (CC) (6m, 1 min) — Unbeatable convenience for parents with childcare needs right at the doorstep.
• MY FIRST SKOOL (238m, 2-3 mins) — Reliable early childhood education option located just a short stroll away.
• ANG MO KIO PRIMARY SCHOOL (293m, 3-4 mins) — Highly accessible primary education for families with young children living in the area.
• MAYFLOWER SECONDARY SCHOOL (507m, 6-7 mins) — Nearby secondary school option that makes the morning school run very manageable.

Healthcare & Wellness:

• KEBUN BARU FOOD CENTRE (639m, 7-8 mins) — Popular local spot for fresh produce and affordable community dining.
• MOUNT PLEASANT VET CENTRE (1491m, 17-18 mins) — Professional veterinary services nearby for residents with pets.

Shopping & Retail:

• SHENG SIONG (379m, 4-5 mins) — Easy walk for residents to pick up fresh groceries and daily household necessities.
• GIANT (827m, 9-10 mins) — Larger supermarket option providing a wide range of affordable retail and food items.
• FAIRPRICE (877m, 10-11 mins) — Trusted local supermarket for consistent quality and a broad selection of grocery brands.

Dining & Food:

• BOON TONG KEE (274m, 3-4 mins) — Famous local dining spot known for its signature chicken rice and family-style meals.
• MELLBEN SEAFOOD (280m, 3-4 mins) — Well-known restaurant nearby perfect for evening seafood dinners with friends and family.
• MCDONALDS (562m, 6-7 mins) — Quick and familiar fast-food option for easy meals any time of the day.

Highly attractive for: Young Families, Urban Professionals, First-time Buyers

Market & Rental Insights

109 Ang Mo Kio Avenue 4 demonstrates a profile of capital growth supported by high rental returns and consistent market activity.

• PSF Appreciation: S$536 → S$582 over recent years (+8.58%) from 2023 - 2026.
• Expected Rental Yield: At 7.18%, this reflects a strong return for investors.
• Transactions: 5 rental transactions in the last 6 months and 4 sale transactions in the last 12 months, indicating modest rental and sale activity.
• PG Pulse Insight: With a +8.58% PSF growth and a strong rental yield of 7.18%, the project offers a compelling combination of capital appreciation and income generation despite modest transaction volumes.

Published date: June 2, 2026