540 Ang Mo Kio Avenue 10 - 3 Units for Sale

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540 Ang Mo Kio Avenue 10 – 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 a consistent part of the local property landscape for those reviewing residential options in the vicinity.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 483K
  • Avg PSF: S$ 569 psf (63.21% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,545 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for this property. With only 2 listings available, the limited inventory suggests a highly concentrated supply that may appeal to budget-conscious buyers. The overall pricing represents a significant value proposition, sitting at a substantial discount relative to the broader district average. This competitive entry point likely sustains buyer interest among those seeking established residential options with specific lifestyle features like balconies and renovated interiors.

Location & Lifestyle Highlights — 540 Ang Mo Kio Avenue 10 1390m (17 mins) to ANG MO KIO MRT STATION — This major transport hub connects you directly to the North-South Line for a straightforward commute to the Orchard shopping belt and the Central Business District. This address at 540 Ang Mo Kio Avenue 10 places you in a mature residential setting where daily essentials and local food gems are just a short stroll away. It is a practical choice for those who value a well-established neighbourhood with a strong sense of community and excellent bus connectivity. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1787m, 21-22 mins) — Upcoming Cross Island Line access will provide even more travel options across the island in the future.

Bus Stops (40 within 1 km):

• OPP ITE COLLEGE CTRL (102m, 1-2 mins) — Right at your doorstep for quick hops to nearby transport interchanges and amenities.
• BLK 540 (176m, 2-3 mins) — Convenient bus services located just outside the block for easy daily commuting.

Education & Early Learning:

• MY FIRST SKOOL (141m, 1-2 mins) — Quality early childhood education is just a minute away, making morning drop-offs very easy for parents.
• ANDERSON SECONDARY SCHOOL (569m, 6-7 mins) — A reputable local secondary school within comfortable walking distance for students.
• JING SHAN PRIMARY SCHOOL (837m, 10-11 mins) — Established primary education nearby to support growing families in the area.

Healthcare & Wellness:

• KANG CLINIC (294m, 3-4 mins) — Nearby medical services for quick consultations and general healthcare needs.
• ATRIO FAMILY CLINIC (306m, 3-4 mins) — Accessible family medicine located just a short walk from home.
• IMMANUEL DIALYSIS CENTRE (497m, 5-6 mins) — Specialized healthcare facility within the immediate neighbourhood for essential medical support.

Shopping & Retail:

• FAIRPRICE (542m, 6-7 mins) — Reliable grocery shopping for all your daily household needs and fresh produce.
• GIANT (598m, 7-8 mins) — Another great option for affordable groceries and household essentials nearby.

Dining & Food:

• S11 (447m, 5-6 mins) — Popular local coffee shop offering a variety of affordable and tasty hawker fare.
• AMPM CAFE (464m, 5-6 mins) — A cozy spot nearby for a quick coffee break or a casual meal with friends.
• ABC FOOD COURT (467m, 5-6 mins) — Diverse food options available within a short walk for convenient daily dining.

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

Market & Rental Insights

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

• PSF Appreciation: S$454.5 → S$581 over recent years (+27.83%) from 2023 - 2026.
• Expected Rental Yield: At 6.9%, this reflects a strong return for investors.
• Transactions: 2 rental transactions in the last 6 months and 1 sale transaction in the last 12 months, indicating limited rental and sale activity.
• PG Pulse Insight: With a substantial PSF growth of 27.83% and a strong rental yield of 6.9%, the project offers a compelling investment case despite modest transaction volumes.

Published date: August 2, 2026