homequant
HDB · 560565

Blk 565 Ang Mo Kio Ave 3

Project page · 99-year lease from 1980

Indicative value range
S$382,946 – S$426,614
Indicative mid S$405,970 · S$5,970 psm

Based on 71 sales in this street, last 12 months. Search widened 1 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 23004 TO 0667 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
Oct 2026Blk 34607 TO 0973 sqmS$455,000S$6,233 psm×1.000S$6,233 psm
Oct 2026Blk 23007 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Oct 2026Blk 30107 TO 0973 sqmS$458,000S$6,274 psm×1.000S$6,274 psm
Oct 2026Blk 20207 TO 0967 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Oct 2026Blk 34607 TO 0973 sqmS$415,000S$5,685 psm×1.000S$5,685 psm
Oct 2026Blk 42204 TO 0673 sqmS$445,000S$6,096 psm×1.000S$6,096 psm
Oct 2026Blk 20207 TO 0967 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Oct 2026Blk 21207 TO 0967 sqmS$358,000S$5,343 psm×1.000S$5,343 psm
Oct 2026Blk 34510 TO 1273 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Oct 2026Blk 58410 TO 1267 sqmS$473,888S$7,073 psm×1.000S$7,073 psm
Oct 2026Blk 12101 TO 0367 sqmS$350,000S$5,224 psm×1.000S$5,224 psm
Sept 2026Blk 57007 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Sept 2026Blk 23510 TO 1267 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Sept 2026Blk 12107 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Aug 2026Blk 12901 TO 0373 sqmS$398,888S$5,464 psm×1.000S$5,464 psm
Aug 2026Blk 34610 TO 1273 sqmS$460,000S$6,301 psm×1.000S$6,301 psm
Aug 2026Blk 21310 TO 1267 sqmS$355,000S$5,299 psm×1.000S$5,299 psm
Aug 2026Blk 12910 TO 1273 sqmS$410,000S$5,616 psm×1.000S$5,616 psm
Aug 2026Blk 10310 TO 1274 sqmS$500,000S$6,757 psm×1.000S$6,757 psm
Aug 2026Blk 12610 TO 1267 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 11907 TO 0967 sqmS$413,888S$6,177 psm×1.000S$6,177 psm
Aug 2026Blk 32204 TO 0673 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Aug 2026Blk 58510 TO 1267 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Aug 2026Blk 31310 TO 1273 sqmS$410,000S$5,616 psm×1.000S$5,616 psm
Jul 2026Blk 34501 TO 0373 sqmS$438,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 32204 TO 0673 sqmS$438,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 12104 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 21210 TO 1267 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 21104 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 57001 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jul 2026Blk 12610 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Jul 2026Blk 58710 TO 1267 sqmS$490,000S$7,313 psm×1.000S$7,313 psm
Jul 2026Blk 11901 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jul 2026Blk 21110 TO 1267 sqmS$372,000S$5,552 psm×1.000S$5,552 psm
Jun 2026Blk 57007 TO 0967 sqmS$370,000S$5,522 psm×0.999S$5,514 psm
Jun 2026Blk 21307 TO 0967 sqmS$385,000S$5,746 psm×0.999S$5,738 psm
May 2026Blk 34310 TO 1273 sqmS$489,000S$6,699 psm×0.999S$6,689 psm
May 2026Blk 12110 TO 1267 sqmS$378,888S$5,655 psm×0.999S$5,647 psm
May 2026Blk 21104 TO 0667 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
May 2026Blk 21304 TO 0667 sqmS$383,000S$5,716 psm×0.999S$5,708 psm
May 2026Blk 12101 TO 0367 sqmS$385,000S$5,746 psm×0.999S$5,738 psm
May 2026Blk 30104 TO 0673 sqmS$443,000S$6,068 psm×0.999S$6,060 psm
May 2026Blk 34607 TO 0973 sqmS$458,000S$6,274 psm×0.999S$6,265 psm
May 2026Blk 58507 TO 0967 sqmS$420,000S$6,269 psm×0.999S$6,259 psm
May 2026Blk 12110 TO 1267 sqmS$395,000S$5,896 psm×0.999S$5,887 psm
May 2026Blk 23207 TO 0967 sqmS$383,000S$5,716 psm×0.999S$5,708 psm
Apr 2026Blk 21404 TO 0667 sqmS$382,000S$5,701 psm×0.999S$5,693 psm
Apr 2026Blk 42507 TO 0973 sqmS$430,000S$5,890 psm×0.999S$5,882 psm
Apr 2026Blk 12101 TO 0367 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
Apr 2026Blk 31301 TO 0373 sqmS$425,000S$5,822 psm×0.999S$5,813 psm
Apr 2026Blk 31304 TO 0673 sqmS$405,000S$5,548 psm×0.999S$5,540 psm
Apr 2026Blk 42504 TO 0673 sqmS$455,000S$6,233 psm×0.999S$6,224 psm
Apr 2026Blk 57104 TO 0667 sqmS$374,888S$5,595 psm×0.999S$5,587 psm
Apr 2026Blk 21304 TO 0667 sqmS$375,000S$5,597 psm×0.999S$5,589 psm
Apr 2026Blk 58401 TO 0367 sqmS$415,000S$6,194 psm×0.999S$6,185 psm
Apr 2026Blk 32807 TO 0973 sqmS$450,000S$6,164 psm×0.999S$6,155 psm
Apr 2026Blk 21410 TO 1267 sqmS$428,000S$6,388 psm×0.999S$6,379 psm
Apr 2026Blk 12010 TO 1267 sqmS$420,000S$6,269 psm×0.999S$6,259 psm
Mar 2026Blk 12710 TO 1267 sqmS$480,000S$7,164 psm×0.996S$7,132 psm
Mar 2026Blk 21104 TO 0667 sqmS$368,000S$5,493 psm×0.996S$5,468 psm
Mar 2026Blk 30207 TO 0973 sqmS$475,000S$6,507 psm×0.996S$6,478 psm
Mar 2026Blk 32207 TO 0973 sqmS$490,000S$6,712 psm×0.996S$6,683 psm
Mar 2026Blk 12104 TO 0667 sqmS$405,000S$6,045 psm×0.996S$6,018 psm
Mar 2026Blk 58404 TO 0667 sqmS$415,000S$6,194 psm×0.996S$6,167 psm
Feb 2026Blk 23004 TO 0667 sqmS$420,000S$6,269 psm×0.996S$6,241 psm
Feb 2026Blk 57010 TO 1267 sqmS$450,000S$6,716 psm×0.996S$6,687 psm
Jan 2026Blk 42404 TO 0673 sqmS$470,000S$6,438 psm×0.996S$6,410 psm
Jan 2026Blk 58704 TO 0667 sqmS$450,000S$6,716 psm×0.996S$6,687 psm
Jan 2026Blk 31310 TO 1273 sqmS$460,000S$6,301 psm×0.996S$6,273 psm
Dec 2025Blk 11910 TO 1267 sqmS$438,888S$6,551 psm×0.995S$6,515 psm

How accurate is this estimate for Ang Mo Kio Ave 3?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 124 sales in Ang Mo Kio Ave 3 since.

Median error
6.3%

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.

8.28% gross yield

S$33,600 of rent a year against the estimate above · 0.29 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 298 approvals in the last year.

In Ang Mo Kio, flats of this type with 50 to 59 years of lease left yield 7.99%, from 40 blocks.

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 20265643 ROOMS$3,300
Sept 20264223 ROOMS$3,000
Sept 20265863 ROOMS$3,000
Sept 20264243 ROOMS$3,000
Sept 20263483 ROOMS$2,925
Sept 20265703 ROOMS$2,900
Sept 20262123 ROOMS$2,900
Sept 20262113 ROOMS$2,900

median of 298 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 3 since 2025-11.

Buying or selling at S$405,970?

Buying: Stamp duty on S$405,970 · Cash and CPF needed on S$405,970 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$405,970.

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

Primary schools near 565 Ang Mo Kio Ave 3

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
Apr 2022
Blk 565 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
92 sqmS$420,000S$4,565 psm
Feb 2022
Blk 565 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$311,000S$4,574 psm
Dec 2021
Blk 565 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
68 sqmS$325,000S$4,779 psm
Dec 2021
Blk 565 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$318,888S$4,690 psm
See more

Showing 4 of 89.

Sale prices as filed in caveats.

Where the lease takes this

About 52 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 years47 yearsS$385,292S$425,393S$458,712S$468,766
10 years42 yearsS$362,351S$441,704S$513,607S$536,368

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.14% 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.