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HDB · 560649

Blk 649 Ang Mo Kio Ave 5

Project page · 99-year lease from 1980

Indicative value range
S$437,721 – S$461,362
Indicative mid S$449,492 · S$5,993 psm

Based on 52 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 18210 TO 1268 sqmS$368,000S$5,412 psm×1.000S$5,412 psm
Oct 2026Blk 18007 TO 0968 sqmS$398,000S$5,853 psm×1.000S$5,853 psm
Oct 2026Blk 50204 TO 0682 sqmS$505,000S$6,159 psm×1.000S$6,159 psm
Oct 2026Blk 52410 TO 1282 sqmS$500,000S$6,098 psm×1.000S$6,098 psm
Sept 2026Blk 50207 TO 0968 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Sept 2026Blk 50301 TO 0368 sqmS$388,000S$5,706 psm×1.000S$5,706 psm
Sept 2026Blk 60507 TO 0967 sqmS$375,000S$5,597 psm×1.000S$5,597 psm
Sept 2026Blk 50204 TO 0682 sqmS$492,000S$6,000 psm×1.000S$6,000 psm
Sept 2026Blk 53807 TO 0968 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Sept 2026Blk 18007 TO 0968 sqmS$408,888S$6,013 psm×1.000S$6,013 psm
Sept 2026Blk 50304 TO 0668 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Aug 2026Blk 50304 TO 0668 sqmS$411,000S$6,044 psm×1.000S$6,044 psm
Aug 2026Blk 53804 TO 0668 sqmS$388,000S$5,706 psm×1.000S$5,706 psm
Aug 2026Blk 15201 TO 0368 sqmS$408,888S$6,013 psm×1.000S$6,013 psm
Aug 2026Blk 60604 TO 0681 sqmS$500,000S$6,173 psm×1.000S$6,173 psm
Aug 2026Blk 53301 TO 0381 sqmS$445,000S$5,494 psm×1.000S$5,494 psm
Aug 2026Blk 18001 TO 0368 sqmS$358,000S$5,265 psm×1.000S$5,265 psm
Aug 2026Blk 50204 TO 0668 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Aug 2026Blk 52307 TO 0968 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Jul 2026Blk 50301 TO 0368 sqmS$402,000S$5,912 psm×1.000S$5,912 psm
Jul 2026Blk 18207 TO 0968 sqmS$400,000S$5,882 psm×1.000S$5,882 psm
Jun 2026Blk 64304 TO 0675 sqmS$430,000S$5,733 psm×0.999S$5,725 psm
Jun 2026Blk 15404 TO 0668 sqmS$398,000S$5,853 psm×0.999S$5,844 psm
Jun 2026Blk 60804 TO 0667 sqmS$380,000S$5,672 psm×0.999S$5,663 psm
Jun 2026Blk 18213 TO 1568 sqmS$400,000S$5,882 psm×0.999S$5,874 psm
May 2026Blk 53801 TO 0368 sqmS$390,000S$5,735 psm×0.999S$5,727 psm
May 2026Blk 61104 TO 0667 sqmS$390,000S$5,821 psm×0.999S$5,812 psm
May 2026Blk 64307 TO 0975 sqmS$465,000S$6,200 psm×0.999S$6,191 psm
May 2026Blk 53304 TO 0667 sqmS$413,888S$6,177 psm×0.999S$6,168 psm
May 2026Blk 52310 TO 1268 sqmS$465,000S$6,838 psm×0.999S$6,828 psm
May 2026Blk 53510 TO 1282 sqmS$475,000S$5,793 psm×0.999S$5,784 psm
May 2026Blk 18210 TO 1268 sqmS$406,800S$5,982 psm×0.999S$5,974 psm
Apr 2026Blk 60110 TO 1282 sqmS$498,000S$6,073 psm×0.999S$6,064 psm
Apr 2026Blk 15410 TO 1268 sqmS$410,000S$6,029 psm×0.999S$6,020 psm
Apr 2026Blk 60307 TO 0981 sqmS$475,000S$5,864 psm×0.999S$5,856 psm
Apr 2026Blk 15004 TO 0668 sqmS$438,000S$6,441 psm×0.999S$6,432 psm
Apr 2026Blk 64310 TO 1275 sqmS$445,000S$5,933 psm×0.999S$5,925 psm
Mar 2026Blk 18107 TO 0968 sqmS$420,000S$6,176 psm×0.996S$6,149 psm
Feb 2026Blk 18204 TO 0668 sqmS$408,888S$6,013 psm×0.996S$5,986 psm
Feb 2026Blk 61101 TO 0367 sqmS$395,000S$5,896 psm×0.996S$5,869 psm
Feb 2026Blk 60107 TO 0981 sqmS$500,000S$6,173 psm×0.996S$6,146 psm
Feb 2026Blk 60601 TO 0381 sqmS$468,000S$5,778 psm×0.996S$5,752 psm
Jan 2026Blk 52407 TO 0968 sqmS$430,000S$6,324 psm×0.996S$6,296 psm
Jan 2026Blk 15110 TO 1268 sqmS$413,000S$6,074 psm×0.996S$6,047 psm
Jan 2026Blk 18007 TO 0968 sqmS$418,000S$6,147 psm×0.996S$6,120 psm
Jan 2026Blk 53307 TO 0981 sqmS$490,000S$6,049 psm×0.996S$6,023 psm
Jan 2026Blk 52310 TO 1268 sqmS$482,000S$7,088 psm×0.996S$7,057 psm
Dec 2025Blk 53507 TO 0982 sqmS$488,888S$5,962 psm×0.995S$5,930 psm
Dec 2025Blk 50201 TO 0382 sqmS$517,000S$6,305 psm×0.995S$6,271 psm
Dec 2025Blk 18007 TO 0982 sqmS$525,000S$6,402 psm×0.995S$6,368 psm
Dec 2025Blk 60401 TO 0367 sqmS$415,000S$6,194 psm×0.995S$6,161 psm
Dec 2025Blk 53804 TO 0668 sqmS$400,000S$5,882 psm×0.995S$5,851 psm

How accurate is this estimate for Ang Mo Kio Ave 5?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 69 sales in Ang Mo Kio Ave 5 since.

Median error
4.2%

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.

7.48% gross yield

S$33,600 of rent a year against the estimate above · 0.51 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 169 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 20261543 ROOMS$3,000
Sept 20265233 ROOMS$3,000
Sept 20265383 ROOMS$3,000
Sept 20261803 ROOMS$2,800
Sept 20266493 ROOMS$2,800
Sept 20261533 ROOMS$2,800
Sept 20266053 ROOMS$2,800
Sept 20266023 ROOMS$2,700

median of 169 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 5 since 2025-11.

Buying or selling at S$449,492?

Buying: Stamp duty on S$449,492 · Cash and CPF needed on S$449,492 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$449,492.

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

Primary schools near 649 Ang Mo Kio Ave 5

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
Oct 2025
Blk 649 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
89 sqmS$550,000S$6,180 psm
Sept 2025
Blk 649 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
99 sqmS$648,000S$6,545 psm
May 2025
Blk 649 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
89 sqmS$510,000S$5,730 psm
Mar 2025
Blk 649 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
75 sqmS$455,000S$6,067 psm
Feb 2025
Blk 649 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
75 sqmS$465,000S$6,200 psm
Jan 2025
Blk 649 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
89 sqmS$535,000S$6,011 psm
Dec 2024
Blk 649 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
89 sqmS$520,000S$5,843 psm
Aug 2024
Blk 649 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
75 sqmS$432,000S$5,760 psm
Aug 2024
Blk 649 · 3 ROOM · 13 TO 15 · New Generation · 55 years left
75 sqmS$430,000S$5,733 psm
May 2024
Blk 649 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
75 sqmS$425,000S$5,667 psm
Mar 2024
Blk 649 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
75 sqmS$438,888S$5,852 psm
Dec 2023
Blk 649 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
75 sqmS$440,000S$5,867 psm
Nov 2023
Blk 649 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
75 sqmS$425,000S$5,667 psm
Aug 2023
Blk 649 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
75 sqmS$411,888S$5,492 psm
Aug 2023
Blk 649 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
75 sqmS$380,000S$5,067 psm
May 2023
Blk 649 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
75 sqmS$370,000S$4,933 psm
Apr 2023
Blk 649 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
99 sqmS$480,000S$4,848 psm
Feb 2023
Blk 649 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
75 sqmS$398,888S$5,319 psm
See more

Showing 18 of 121.

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$426,596S$470,997S$507,887S$519,020
10 years42 yearsS$401,196S$489,056S$568,667S$593,869

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.