540 Ang Mo Kio Avenue 10 - 4 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 part of the local consideration set for active buyers looking for established residential options in this specific district.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 483K
  • Avg PSF: S$ 569 psf (64.39% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,596 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for buyer interest in this development. With only 2 units currently available, the limited inventory suggests a highly concentrated supply that may appeal to those seeking entry-level pricing in the district. The property represents a significant value proposition, with its average PSF sitting 64.39% lower than the broader Ang Mo Kio / Bishan / Thomson average. Such a pronounced price gap likely supports steady attention from buyers prioritizing affordability within a mature residential hub.

Location & Lifestyle Highlights — 540 Ang Mo Kio Avenue 10 1390m (17 mins) to ANG MO KIO MRT STATION — This major transport hub links you directly to the North-South Line for a straightforward commute to the Orchard shopping belt and the Central Business District. Living at 540 Ang Mo Kio Avenue 10 puts you right in the heart of a mature residential estate where everything you need for daily life is just a short walk away. The area blends established neighbourhood charm with modern conveniences, making it a practical choice for those who value efficiency and easy access to local amenities. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1842m, 22-23 mins) — Upcoming Cross Island Line connection providing future residents with even better reach across the eastern and western parts of Singapore.

Bus Stops (40 within 1 km):

• OPP ITE COLLEGE CTRL (102m, 1-2 mins) — Just a few steps from your door, offering immediate access to several bus routes for quick hops around the Ang Mo Kio area.
• BLK 540 (176m, 2-3 mins) — Conveniently located stop that makes getting home from work or school effortless.

Education & Early Learning:

• MY FIRST SKOOL (141m, 1-2 mins) — Reliable early childhood education located practically next door, which is a huge time-saver for parents during the morning rush.
• ANDERSON SECONDARY SCHOOL (569m, 6-7 mins) — A well-regarded local secondary school within easy walking distance for older children.
• JING SHAN PRIMARY SCHOOL (837m, 10-11 mins) — Established primary school nearby, providing a solid educational foundation for young families in the neighbourhood.

Healthcare & Wellness:

• KANG CLINIC (294m, 3-4 mins) — Nearby medical facility for quick consultations and general healthcare needs.
• ATRIO FAMILY CLINIC (306m, 3-4 mins) — Accessible family practice located just a short stroll away for peace of mind.
• IMMANUEL DIALYSIS CENTRE (497m, 5-6 mins) — Specialized healthcare service available within the immediate vicinity.

Shopping & Retail:

• FAIRPRICE (542m, 6-7 mins) — Your go-to spot for fresh groceries and daily essentials, reachable in under ten minutes.
• GIANT (598m, 7-8 mins) — Another great supermarket option nearby, giving you plenty of variety for your weekly household shopping.

Dining & Food:

• S11 (447m, 5-6 mins) — Popular local coffee shop offering a variety of affordable and tasty hawker fare for daily meals.
• PIZZA HUT (450m, 5-6 mins) — Familiar dining option close by for quick family dinners or weekend treats.
• AMPM CAFE (464m, 5-6 mins) — Local spot to grab a coffee or a light bite without having to travel far from home.

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: October 2, 2026