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 PropertyGuru search behaviour suggests the development keeps a steady visible presence locally within the Ang Mo Kio / Bishan / Thomson market. Drawing on 30 days of PropertyGuru search activity, the property remains a consistent point of reference for buyers exploring established residential options in this part of the region.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 455K
  • Avg PSF: S$ 589 psf (63.13% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,596 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for those looking at this specific development. With only a single unit currently listed, the limited inventory highlights a highly selective entry point for buyers seeking value-oriented pricing. The property sits at a significant discount relative to the broader district average, offering a competitive price-per-square-foot for the area. This pricing discipline combined with specific unit features suggests steady support from buyers prioritizing affordability in a mature location.

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 provides a direct and efficient link to the Orchard shopping belt and the Central Business District. Located in the heart of a mature residential estate, 416 Ang Mo Kio Avenue 10 offers a practical and efficient living environment where daily essentials and local food gems are just a short stroll away. The project is perfectly positioned for those who value a well-established neighborhood with a strong sense of community and excellent bus connectivity. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1858m, 22-23 mins) — Future Cross Island Line access will further enhance travel options across the eastern and western parts of Singapore.

Bus Stops (28 within 1 km):

• BLK 475 (241m, 2-3 mins) — Convenient doorstep access to multiple bus services for quick trips around the Ang Mo Kio area.
• BLK 409 MKT / FC (265m, 3-4 mins) — Strategic stop located right by the local market, making it easy to carry groceries home.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ TECK GHEE BLK 415 (CC) (163m, 1-2 mins) — Trusted early childhood education located just around the corner for a stress-free morning drop-off.
• DEYI SECONDARY SCHOOL (587m, 7-8 mins) — A reputable secondary institution within easy walking distance for older students.
• TECK GHEE PRIMARY SCHOOL (882m, 10-11 mins) — Quality primary education nearby, providing a solid foundation for young children in the neighborhood.

Healthcare & Wellness:

• TECK GHEE SQUARE HAWKER CENTRE (238m, 2-3 mins) — A vibrant community hub where residents can enjoy fresh local produce and affordable wellness-focused meals.
• HEALTHWAY MEDICAL (711m, 8-9 mins) — Reliable general healthcare services and family medicine available within the immediate vicinity.
• MA KUANG TCM MEDICAL CENTRE (788m, 9-10 mins) — Specialized traditional Chinese medicine and wellness treatments for holistic health management.

Shopping & Retail:

• FAIRPRICE (866m, 10-11 mins) — A well-stocked supermarket for all your daily household needs and fresh grocery runs.
• AMK HUB (1341m, 16-17 mins) — A comprehensive suburban mall featuring a wide array of retail brands, a cinema, and essential services.

Dining & Food:

• GHK 407 FOODHOUSE (278m, 3-4 mins) — A popular local coffee shop offering a variety of quick and tasty Singaporean dishes.
• KING OF FRIED RICE (300m, 3-4 mins) — Famous local eatery nearby, perfect for residents looking for a satisfying and convenient meal.
• MCDONALDS (513m, 6-7 mins) — Familiar quick-service dining option located nearby for easy family treats or late-night snacks.

Highly attractive for: Young Families, Urban Professionals, Multi-generational Households

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: October 2, 2026