535 Ang Mo Kio Avenue 5 - 2 Units for Sale

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535 Ang Mo Kio Avenue 5 – PropertyGuru Market Pulse Insights

The development continues to surface in local search activity among people exploring the Ang Mo Kio / Bishan / Thomson area, drawing on 30 days of PropertyGuru search activity. This project remains part of the local consideration set for buyers looking at established residential pockets.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 489K
  • Avg PSF: S$ 678 psf (56.12% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,545 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the limited 2-Bedroom configurations as the primary focus for current buyer seekers. With only a single unit available, this tighter inventory profile aligns with a significant value proposition, as the pricing sits at a substantial 56.12% discount relative to the broader district average. This high-value entry point suggests the property serves as a competitive option for those prioritizing affordability within a mature residential hub. Such pricing discipline is likely to sustain steady interest from buyers looking for accessible entry-level homes in the area.

Location & Lifestyle Highlights — 535 Ang Mo Kio Avenue 5 1250m (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 Road shopping belt and the Central Business District. This address at 535 Ang Mo Kio Avenue 5 offers a practical and well-connected lifestyle right in the heart of a mature residential estate. It is a location that balances daily convenience with excellent access to local schools and healthcare, making it a very functional choice for modern living. Nearby hotspots: MRT Stations:

• ANG MO KIO MRT STATION (1250m, 15 mins) — Easy access to the North-South Line for a smooth commute to the city and northern parts of Singapore.

Bus Stops (40 within 1 km):

• BLK 538 (199m, 2-3 mins) — Very close stop providing immediate access to the local bus network for short trips around the estate.
• BLK 522 (375m, 4-5 mins) — Handy alternative stop that connects residents to various parts of the Ang Mo Kio neighbourhood.

Education & Early Learning:

• ANDERSON SECONDARY SCHOOL (192m, 2-3 mins) — A reputable secondary school located just a short walk away, ideal for families with teenage children.
• PCF SPARKLETOTS PRESCHOOL @ CHENG SAN-SELETAR BLK 533 (KN) (201m, 2-3 mins) — Convenient early childhood education right at the doorstep for young parents.
• JING SHAN PRIMARY SCHOOL (474m, 5-6 mins) — Nearby primary education option that makes the morning school run quick and stress-free.

Healthcare & Wellness:

• 24 HR CLINIC (314m, 3-4 mins) — Round-the-clock medical services nearby provide peace of mind for any urgent healthcare needs.
• GAINHEALTH CLINIC AND HOMECARE (355m, 4-5 mins) — Accessible healthcare facility offering essential medical services and homecare support for the family.
• KANG CLINIC (360m, 4-5 mins) — Another reliable local clinic within easy walking distance for regular health check-ups.

Shopping & Retail:

• GIANT (314m, 3-4 mins) — A major supermarket nearby that makes it very easy to pick up fresh groceries and household essentials.
• FAIRPRICE (730m, 8-9 mins) — Popular local supermarket providing a wide range of daily necessities and food items.
• JUBILEE SQUARE (1038m, 12-13 mins) — A community-focused mall offering a variety of retail shops, services, and enrichment centres.

Dining & Food:

• FOOD IN THE WOODS (205m, 2-3 mins) — A nearby dining spot perfect for a quick and casual meal close to home.
• FISH CHICKS (262m, 3-4 mins) — Local eatery offering convenient Western-style dining options for residents.
• S11 (486m, 5-6 mins) — A classic coffeeshop environment with various stalls providing affordable and diverse local food choices.

Highly attractive for: Young Families, Healthcare Professionals, Established Households

Market & Rental Insights

535 Ang Mo Kio Avenue 5 presents a unique market profile characterized by high rental yields despite a recent adjustment in capital values.

• PSF Appreciation: S$555.5 → S$538 over recent years (-3.15%) from 2024 - 2026.
• Expected Rental Yield: At 7.87%, this reflects a strong rental return for investors.
• Transactions: 3 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: While PSF values have seen a slight correction, the project maintains a strong rental yield and modest transaction activity, suggesting it remains a focused choice for yield-driven investors.

Published date: August 2, 2026