445 Ang Mo Kio Avenue 10 - 4 Units for Sale

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445 Ang Mo Kio Avenue 10 – PropertyGuru Market Pulse Insights

Search activity over the past month shows the development continuing to appear in the local consideration set within the Ang Mo Kio / Bishan / Thomson market. Drawing on 30 days of PropertyGuru search activity, the property remains a visible option for buyers exploring this established residential zone.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 433K
  • Avg PSF: S$ 525 psf (65.68% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,529 psf)
  • Available Units: 3
• 3-Bedroom Units:
  • Avg Asking Price: S$ 558K
  • Avg PSF: S$ 574 psf (56.17% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,310 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for buyers, supported by a higher volume of available listings. The 3-Bedroom units occupy a more selective position with tighter inventory, commanding a slight price-per-square-foot premium over the smaller layouts. Overall, the project represents significant competitive value, with pricing sitting substantially below the broader district average. This pricing discipline, combined with sought-after features like corner units and balconies, supports steady interest from value-oriented buyer seekers.

Location & Lifestyle Highlights — 445 Ang Mo Kio Avenue 10 1030m (12 mins) to ANG MO KIO MRT STATION — Direct access to the North-South Line makes for a smooth and efficient commute to the Central Business District and Orchard Road. This modern development at 445 Ang Mo Kio Avenue 10 offers a highly efficient lifestyle in a mature estate where everything you need is within easy reach. It is a practical choice for those who value a well-connected home base surrounded by established local amenities and schools. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1584m, 19-20 mins) — Provides future-ready connectivity via the Cross Island Line for better travel across the island.

Bus Stops (35 within 1 km):

• BLK 465 (173m, 2-3 mins) — Conveniently located just steps away for quick bus trips around the Ang Mo Kio neighbourhood.
• BLK 443 (228m, 2-3 mins) — Offers additional bus service options for a hassle-free daily commute to nearby hubs.

Education & Early Learning:

• LITTLE CHAMPS SCHOOLHOUSE (MONTESSORI) PTE. LTD. (76m, 1 min) — Extremely close childcare option that makes morning drop-offs effortless for busy parents.
• DEYI SECONDARY SCHOOL (437m, 5-6 mins) — A reputable secondary school within short walking distance for students in the family.
• TECK GHEE PRIMARY SCHOOL (733m, 8-9 mins) — Well-regarded primary education located nearby, providing a steady foundation for young children.

Healthcare & Wellness:

• CHONG BOON FOOD CENTRE (236m, 2-3 mins) — A great local spot for fresh produce and healthy hawker meals just a short stroll away.
• MA KUANG TCM MEDICAL CENTRE (237m, 2-3 mins) — Accessible traditional healthcare services for holistic wellness and recovery.
• HEALTHWAY MEDICAL (306m, 3-4 mins) — Reliable general medical services nearby to take care of the family's primary healthcare needs.

Shopping & Retail:

• FAIRPRICE (317m, 3-4 mins) — Easy walk for your daily grocery runs and household essentials at this well-stocked supermarket.
• GIANT EXPRESS (865m, 10-11 mins) — Another convenient retail option for quick top-ups and late-night shopping needs.
• GIANT SUPER - ANG MO KIO AVENUE 10 (891m, 10-11 mins) — Large supermarket nearby offering a wide variety of fresh food and home supplies.

Dining & Food:

• MCDONALDS (92m, 1-2 mins) — Just around the corner for a quick meal or a late-night snack whenever you feel like it.
• FOOD HAUS (406m, 4-5 mins) — Local coffee shop nearby providing a variety of affordable and tasty food options for daily dining.
• HUP KAH NOODLE HOUSE (498m, 5-6 mins) — Popular local eatery perfect for a simple and satisfying lunch close to home.

Highly attractive for: Young Families, Urban Professionals, Local Investors

Market & Rental Insights

445 Ang Mo Kio Avenue 10 demonstrates a stable market profile characterized by high rental yields and incremental capital growth.

• PSF Appreciation: S$496 → S$499 over recent years (+0.6%) from 2023 - 2026.
• Expected Rental Yield: At 8.59%, this reflects a strong return for investors.
• Transactions: 7 rental transactions in the last 6 months and 1 sale transactions in the last 12 months, showing modest rental activity and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 8.59% and positive PSF growth, 445 Ang Mo Kio Avenue 10 remains an attractive option for yield-focused investors despite modest transaction volumes.

Published date: July 16, 2026