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HDB · 566226

Blk 226F Ang Mo Kio Ave 1

Project page · 99-year lease from 1994

Indicative value range
S$433,760 – S$493,146
Indicative mid S$456,167 · S$6,912 psm

Based on 52 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 406 · 857 m04 TO 0664 sqmS$555,000S$8,672 psm×1.000S$8,672 psm
Sept 2026Blk 170 · 760 m04 TO 0661 sqmS$401,000S$6,574 psm×1.000S$6,574 psm
Sept 2026Blk 406 · 857 m10 TO 1264 sqmS$615,000S$9,609 psm×1.000S$9,609 psm
Sept 2026Blk 406 · 857 m13 TO 1564 sqmS$584,000S$9,125 psm×1.000S$9,125 psm
Aug 2026Blk 631 · 760 m07 TO 0967 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Jul 2026Blk 631 · 760 m04 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jul 2026Blk 170 · 760 m07 TO 0961 sqmS$400,000S$6,557 psm×1.000S$6,557 psm
Jul 2026Blk 631 · 760 m10 TO 1267 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 170 · 760 m01 TO 0360 sqmS$400,000S$6,667 psm×1.000S$6,667 psm
Jul 2026Blk 174 · 760 m01 TO 0360 sqmS$410,000S$6,833 psm×1.000S$6,833 psm
Jun 2026Blk 172 · 760 m01 TO 0360 sqmS$430,000S$7,167 psm×0.999S$7,156 psm
Jun 2026Blk 407 · 857 m04 TO 0664 sqmS$538,000S$8,406 psm×0.999S$8,394 psm
May 2026Blk 172 · 760 m04 TO 0660 sqmS$440,000S$7,333 psm×0.999S$7,322 psm
May 2026Blk 226B01 TO 0366 sqmS$416,000S$6,303 psm×0.999S$6,294 psm
Mar 2026Blk 631 · 760 m10 TO 1267 sqmS$440,000S$6,567 psm×0.996S$6,538 psm
Mar 2026Blk 631 · 760 m04 TO 0667 sqmS$440,000S$6,567 psm×0.996S$6,538 psm
Mar 2026Blk 631 · 760 m07 TO 0967 sqmS$423,000S$6,313 psm×0.996S$6,285 psm
Mar 2026Blk 174 · 760 m04 TO 0660 sqmS$432,000S$7,200 psm×0.996S$7,168 psm
Feb 2026Blk 174 · 760 m04 TO 0669 sqmS$470,000S$6,812 psm×0.996S$6,781 psm
Jan 2026Blk 174 · 760 m07 TO 0969 sqmS$490,888S$7,114 psm×0.996S$7,083 psm
Dec 2025Blk 631 · 760 m07 TO 0967 sqmS$428,000S$6,388 psm×0.995S$6,354 psm
Dec 2025Blk 172 · 760 m07 TO 0960 sqmS$450,000S$7,500 psm×0.995S$7,459 psm
Dec 2025Blk 631 · 760 m10 TO 1267 sqmS$408,000S$6,090 psm×0.995S$6,057 psm
Dec 2025Blk 406 · 857 m10 TO 1264 sqmS$580,000S$9,063 psm×0.995S$9,014 psm
Nov 2025Blk 174 · 760 m01 TO 0369 sqmS$474,888S$6,882 psm×0.995S$6,845 psm
Oct 2025Blk 631 · 760 m04 TO 0667 sqmS$427,000S$6,373 psm×0.995S$6,339 psm
Oct 2025Blk 631 · 760 m07 TO 0967 sqmS$468,000S$6,985 psm×0.995S$6,947 psm
Oct 2025Blk 170 · 760 m07 TO 0960 sqmS$453,000S$7,550 psm×0.995S$7,509 psm
Sept 2025Blk 631 · 760 m01 TO 0367 sqmS$398,000S$5,940 psm×0.994S$5,905 psm
Sept 2025Blk 170 · 760 m07 TO 0969 sqmS$487,000S$7,058 psm×0.994S$7,016 psm
Sept 2025Blk 406 · 857 m04 TO 0664 sqmS$570,000S$8,906 psm×0.994S$8,854 psm
Aug 2025Blk 172 · 760 m01 TO 0360 sqmS$415,000S$6,917 psm×0.994S$6,876 psm
Aug 2025Blk 403 · 857 m10 TO 1264 sqmS$575,000S$8,984 psm×0.994S$8,931 psm
Jul 2025Blk 172 · 760 m01 TO 0360 sqmS$405,000S$6,750 psm×0.994S$6,710 psm
Jul 2025Blk 170 · 760 m01 TO 0369 sqmS$470,000S$6,812 psm×0.994S$6,771 psm
Jul 2025Blk 174 · 760 m07 TO 0960 sqmS$425,000S$7,083 psm×0.994S$7,042 psm
Jun 2025Blk 406 · 857 m07 TO 0964 sqmS$580,000S$9,063 psm×0.998S$9,045 psm
Jun 2025Blk 403 · 857 m04 TO 0664 sqmS$535,000S$8,359 psm×0.998S$8,343 psm
May 2025Blk 170 · 760 m04 TO 0660 sqmS$410,000S$6,833 psm×0.998S$6,820 psm
Apr 2025Blk 631 · 760 m10 TO 1267 sqmS$468,000S$6,985 psm×0.998S$6,971 psm
Apr 2025Blk 631 · 760 m07 TO 0967 sqmS$420,000S$6,269 psm×0.998S$6,256 psm
Apr 2025Blk 174 · 760 m01 TO 0360 sqmS$408,000S$6,800 psm×0.998S$6,787 psm
Apr 2025Blk 174 · 760 m07 TO 0960 sqmS$410,000S$6,833 psm×0.998S$6,820 psm
Apr 2025Blk 403 · 857 m07 TO 0964 sqmS$555,828S$8,685 psm×0.998S$8,668 psm
Apr 2025Blk 406 · 857 m10 TO 1264 sqmS$570,000S$8,906 psm×0.998S$8,889 psm
Mar 2025Blk 170 · 760 m01 TO 0360 sqmS$420,000S$7,000 psm×1.007S$7,052 psm
Mar 2025Blk 631 · 760 m04 TO 0667 sqmS$452,888S$6,760 psm×1.007S$6,810 psm
Mar 2025Blk 172 · 760 m04 TO 0660 sqmS$435,000S$7,250 psm×1.007S$7,304 psm
Feb 2025Blk 170 · 760 m01 TO 0369 sqmS$460,000S$6,667 psm×1.007S$6,716 psm
Jan 2025Blk 170 · 760 m07 TO 0960 sqmS$420,000S$7,000 psm×1.007S$7,052 psm
Dec 2024Blk 174 · 760 m04 TO 0660 sqmS$408,888S$6,815 psm×1.023S$6,973 psm
Dec 2024Blk 407 · 857 m04 TO 0664 sqmS$540,000S$8,438 psm×1.023S$8,634 psm

How accurate is this estimate for Ang Mo Kio Ave 1?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 83 sales in Ang Mo Kio Ave 1 since.

Median error
4.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.37% gross yield

S$33,600 of rent a year against the estimate above · 0.05 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 107 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.42%, from 21 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20263333 ROOMS$3,000
Sept 2026308A3 ROOMS$2,900
Sept 20263313 ROOMS$2,800
Sept 20263313 ROOMS$2,800
Sept 20263323 ROOMS$2,800
Aug 20263213 ROOMS$3,200
Aug 20262163 ROOMS$3,000
Aug 20263323 ROOMS$2,800

median of 107 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 1 since 2025-11.

Buying or selling at S$456,167?

Buying: Stamp duty on S$456,167 · Cash and CPF needed on S$456,167 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$456,167.

Each opens with this figure filled in; change anything there.

Primary schools near 226f Ang Mo Kio Ave 1

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2022
Blk 226F · 3 ROOM · 01 TO 03 · Improved · 71 years left
66 sqmS$308,000S$4,667 psm

Sale prices as filed in caveats.

Where the lease takes this

About 66 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years61 yearsS$441,724S$487,699S$525,898S$537,425
10 years56 yearsS$425,954S$519,235S$603,759S$630,515
20 years46 yearsS$385,886S$573,407S$775,285S$845,524

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.