540 Ang Mo Kio Avenue 10 - 2 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, according to PropertyGuru's 30-day search trends. This property remains in view within recent local search activity among active market participants, maintaining its presence in the regional property landscape.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 458K
  • Avg PSF: S$ 626 psf (58.86% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,521 psf)
  • Available Units: 1
• 3-Bedroom Units:
  • Avg Asking Price: S$ 530K
  • Avg PSF: S$ 529 psf (58.47% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,275 psf)
  • Available Units: 1

Key Takeaway: Recent market data highlights a clear, pronounced buyer preference for the 2-Bedroom and 3-Bedroom configurations which currently represent the available inventory. Both unit types are positioned at a significant value entry point, with average per-square-foot rates sitting more than 58% lower than the broader district average. The limited availability of just one unit per layout suggests a tightly held supply that may appeal to value-conscious seekers looking for established residential options. This pricing structure reflects a competitive market position that supports steady interest from those prioritizing affordability within the district.

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 Orchard Road and the Central Business District. This modern development at 540 Ang Mo Kio Avenue 10 offers an efficient urban lifestyle right in the heart of a mature residential estate. It is a practical choice for those who value being surrounded by established schools, local food centres, and a very dense network of bus services for easy daily travel. Nearby hotspots: MRT Stations:

• TAVISTOCK MRT STATION (1787m, 21-22 mins) — Provides an alternative rail connection for residents looking to access different parts of the island via the Cross Island Line.

Bus Stops (40 within 1 km):

• OPP ITE COLLEGE CTRL (102m, 1-2 mins) — Situated just steps away, this stop offers immediate access to several bus routes for a quick start to your morning journey.
• BLK 540 (176m, 2-3 mins) — Located right at your doorstep, making it incredibly convenient for residents to hop on a bus for local errands.

Education & Early Learning:

• MY FIRST SKOOL (141m, 1-2 mins) — A very short walk for parents with young children, ensuring a stress-free morning drop-off routine.
• ANDERSON SECONDARY SCHOOL (569m, 6-7 mins) — A reputable and well-established secondary school within easy walking distance for teenage students.
• JING SHAN PRIMARY SCHOOL (837m, 10-11 mins) — Provides a solid primary education option located conveniently within the neighbourhood.

Healthcare & Wellness:

• KANG CLINIC (294m, 3-4 mins) — Reliable medical services nearby for quick consultations and general healthcare needs.
• ATRIO FAMILY CLINIC (306m, 3-4 mins) — Another accessible healthcare option for families requiring medical attention close to home.
• CHENG SAN FOOD CENTRE (456m, 5-6 mins) — While a food hub, it serves as a community wellness point where residents gather for fresh meals and social interaction.

Shopping & Retail:

• FAIRPRICE (542m, 6-7 mins) — Your go-to spot for daily groceries and household essentials located just a few minutes away.
• GIANT EXPRESS (621m, 7-8 mins) — Offers a variety of fresh produce and quick shopping options for busy residents.

Dining & Food:

• NTUC FAIRPRICE SUPERMARKET - ITE COLLEGE CENTRAL (311m, 3-4 mins) — A handy spot for grabbing ready-to-eat meals or doing a quick food run.
• S11 (447m, 5-6 mins) — A classic local coffee shop setting offering a wide range of affordable and tasty hawker fare.
• AMPM CAFE (464m, 5-6 mins) — A great local spot for residents to enjoy a coffee or a casual meal with friends and neighbours.

Highly attractive for: Young Couples, Growing Families, Education-focused Parents, and Practical Investors.

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: June 16, 2026