416 Ang Mo Kio Avenue 10 - 1 Units for Sale

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416 Ang Mo Kio Avenue 10 – PropertyGuru Market Pulse Insights

Recent search data shows the project remains relevant to active buyer seekers in the Ang Mo Kio / Bishan / Thomson area, according to PropertyGuru search trends over the past month. This development continues to draw interest in the local market as property seekers evaluate established residential options.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 455K
  • Avg PSF: S$ 589 psf (61.29% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,521 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point toward a steady interest in the available configurations, which offer a significant value proposition compared to broader district averages. With the current 2-Bedroom inventory priced at a substantial 61.29% discount relative to the local area mean, the property presents a highly competitive entry point for budget-conscious buyers. The limited volume of active listings suggests a tightly held supply that may support price stability for well-maintained units. Such a pricing gap typically attracts seekers looking for functional space within a mature residential hub without the premium costs of newer developments.

Location & Lifestyle Highlights — 416 Ang Mo Kio Avenue 10

1280m (15 mins) to ANG MO KIO MRT STATION — This major transport hub on the North-South Line connects you directly to Orchard Road and the Central Business District in under 20 minutes.

This address offers a practical and efficient home base in a mature estate, where daily essentials and local food are always just a short stroll away. It is a great spot for those who value a straightforward, well-connected lifestyle in the heart of Ang Mo Kio.

Nearby hotspots:

MRT Stations:

• TAVISTOCK MRT STATION (1851m, 22-23 mins) — Provides an alternative travel option on the Cross Island Line for better reach across the island.

Bus Stops (25 within 1 km):

• BLK 475 (241m, 2-3 mins) — Very close stop that makes hopping on a bus for local errands quick and easy.
• BLK 409 MKT / FC (273m, 3-4 mins) — Conveniently located right by the market and food centre for a simple commute after grocery shopping.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ TECK GHEE BLK 415 (CC) (163m, 1-2 mins) — Just a minute away, making morning drop-offs completely stress-free for parents.
• LITTLE GENIUS EDUCARE CENTRE (212m, 2-3 mins) — Nearby early childhood option providing quality care within a very short walk from home.
• TECK GHEE PRIMARY SCHOOL (895m, 10-11 mins) — A reputable local primary school within a comfortable distance for young students.

Healthcare & Wellness:

• TECK GHEE SQUARE HAWKER CENTRE (241m, 2-3 mins) — While a food hub, it serves as a central wellness point for fresh meals and community interaction.
• HEALTHWAY MEDICAL (663m, 7-8 mins) — Reliable medical clinic nearby for general check-ups and family healthcare needs.
• MA KUANG TCM MEDICAL CENTRE (789m, 9-10 mins) — Offers traditional Chinese medicine services for those seeking alternative wellness treatments.

Shopping & Retail:

• FAIRPRICE (868m, 10-11 mins) — Your go-to spot for daily groceries and household essentials in the neighbourhood.
• AMK HUB (1355m, 16-17 mins) — A large suburban mall with a wide variety of retail shops, a cinema, and banking services.

Dining & Food:

• GHK 407 FOODHOUSE (290m, 3-4 mins) — A nearby coffee shop perfect for a quick and affordable local breakfast or dinner.
• KING OF FRIED RICE (300m, 3-4 mins) — Popular local eatery just a short walk away for a tasty and convenient meal.
• MCDONALDS (511m, 6-7 mins) — Easy access to familiar fast food options for a quick bite at any time.

Convenience Stores:

• CHEERS (323m, 3-4 mins) — Handy 24-hour stop for last-minute snacks or emergency household items.

Highly attractive for: Young Families, Multi-generational Households, Local Investors

Market & Rental Insights

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

• PSF Appreciation: S$487 → S$551.5 over recent years (+13.24%) from 2023 - 2025.
• Expected Rental Yield: At 7.98%, 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 strong rental yield of 7.98% and double-digit PSF growth, the project offers a compelling combination of income generation and capital gains despite limited transaction volume.

Published date: June 16, 2026