465 Ang Mo Kio Avenue 10 - 2 Units for Sale

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465 Ang Mo Kio Avenue 10 – PropertyGuru Market Pulse Insights

Recent PropertyGuru search data shows the development maintaining visibility in the local market. Over the past 30 days, this project has remained present in local property search activity within the Ang Mo Kio / Bishan / Thomson district, reflecting a steady baseline of interest from property seekers.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 444K
  • Avg PSF: S$ 607 psf (60.11% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,521 psf)
  • Available Units: 1
• 5+ Bedroom Units:
  • Avg Asking Price: S$ 1.13M
  • Avg PSF: S$ 698 psf (72.07% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 2,501 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point toward a balanced interest across available configurations, with the 5+ Bedroom units commanding a higher price per square foot despite the larger overall quantum. The limited inventory of just one listing per unit type suggests a tightly held development where supply remains constrained. Overall, the property is positioned at a significant price-per-square-foot discount relative to the broader district average, offering a distinct value proposition for those seeking space. This pricing discipline combined with popular features like corner units and balconies likely supports continued interest from value-conscious buyers.

Location & Lifestyle Highlights — 465 Ang Mo Kio Avenue 10

1500m (18 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 Road shopping belt and the Central Business District.

This address at 465 Ang Mo Kio Avenue 10 offers a practical and efficient living environment, perfectly suited for those who value a well-established residential neighborhood with everything within reach. It is a location that balances daily convenience with the steady pace of a mature estate, making it a reliable choice for long-term living.

Nearby hotspots:

MRT Stations:

• TAVISTOCK MRT STATION (1407m, 16-17 mins) — Provides residents with an additional commuting option via the upcoming Cross Island Line for better east-west connectivity.

Bus Stops (21 within 1 km):

• BLK 465 (602m, 7-8 mins) — Located just a short walk away, offering several bus services for quick trips around the Ang Mo Kio area.
• OPP BLK 565 (621m, 7-8 mins) — Convenient boarding point for residents heading towards neighboring housing estates and local amenities.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ TECK GHEE BLK 466 (KN) (392m, 4-5 mins) — A very close option for parents seeking reliable early childhood education right in the neighborhood.
• LITTLE CHAMPS SCHOOLHOUSE (MONTESSORI) PTE. LTD. (616m, 7-8 mins) — Offers a specialized Montessori curriculum within walking distance for young learners.
• JING SHAN PRIMARY SCHOOL (1335m, 16-17 mins) — A reputable local primary school option for families with school-going children in the vicinity.

Healthcare & Wellness:

• CHONG BOON FOOD CENTRE (545m, 6-7 mins) — A great spot for healthy local food options and a central point for the community's daily wellness needs.
• HEALTHWAY MEDICAL (614m, 7-8 mins) — Provides essential medical services and general practitioner consultations for the family's peace of mind.
• TECK GHEE SQUARE HAWKER CENTRE (707m, 8-9 mins) — Offers a wide variety of fresh market produce and nutritious local meals just a few blocks away.

Shopping & Retail:

• FAIRPRICE (932m, 11-12 mins) — The go-to spot for daily groceries and household essentials, ensuring the pantry is always well-stocked.
• NTUC FAIRPRICE FINEST - MYVILLAGE AT SERANGOON GARDEN (1271m, 15-16 mins) — A premium grocery shopping experience featuring a wider selection of international products and gourmet finds.
• GIANT SUPER - ANG MO KIO AVENUE 10 (1289m, 15-16 mins) — A large supermarket format that offers great value for bulk buys and a comprehensive range of home goods.

Dining & Food:

• MCDONALDS (523m, 6-7 mins) — A familiar and quick dining choice for families and young couples looking for a convenient meal nearby.
• GHK 407 FOODHOUSE (748m, 8-9 mins) — A popular local coffee shop serving a variety of traditional dishes for a casual breakfast or dinner.
• HUP KAH NOODLE HOUSE (779m, 9-10 mins) — A well-known local eatery perfect for residents who enjoy authentic and comforting noodle dishes.

Highly attractive for: Young Families, Practical Investors, Local Couples, and Healthcare Professionals.

Market & Rental Insights

465 Ang Mo Kio Avenue 10 demonstrates significant capital appreciation and high rental efficiency within the mature Ang Mo Kio estate.

• PSF Appreciation: S$478 → S$544.5 over recent years (+13.91%) from 2023 - 2026.
• Expected Rental Yield: At 7.13%, this reflects a strong return for investors.
• Transactions: 6 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 7.13% and double-digit PSF growth, the project offers a compelling profile for yield-focused investors despite limited transaction volume.

Published date: June 16, 2026