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HDB · 560585

Blk 585 Ang Mo Kio Ave 3

Project page · 99-year lease from 1979

Indicative value range
S$459,617 – S$509,856
Indicative mid S$492,294 · S$6,078 psm

Based on 34 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 34607 TO 0973 sqmS$455,000S$6,233 psm×1.000S$6,233 psm
Oct 2026Blk 11910 TO 1282 sqmS$450,000S$5,488 psm×1.000S$5,488 psm
Oct 2026Blk 30107 TO 0973 sqmS$458,000S$6,274 psm×1.000S$6,274 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 34510 TO 1273 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Sept 2026Blk 58501 TO 0382 sqmS$465,000S$5,671 psm×1.000S$5,671 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 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 32204 TO 0673 sqmS$470,000S$6,438 psm×1.000S$6,438 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 34304 TO 0688 sqmS$528,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 57007 TO 0982 sqmS$475,000S$5,793 psm×0.999S$5,784 psm
Jun 2026Blk 12904 TO 0688 sqmS$475,000S$5,398 psm×0.999S$5,390 psm
Jun 2026Blk 58404 TO 0681 sqmS$460,000S$5,679 psm×0.999S$5,671 psm
May 2026Blk 34310 TO 1273 sqmS$489,000S$6,699 psm×0.999S$6,689 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
Apr 2026Blk 42507 TO 0973 sqmS$430,000S$5,890 psm×0.999S$5,882 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 32807 TO 0973 sqmS$450,000S$6,164 psm×0.999S$6,155 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
Feb 2026Blk 58504 TO 0681 sqmS$535,000S$6,605 psm×0.996S$6,576 psm
Jan 2026Blk 42404 TO 0673 sqmS$470,000S$6,438 psm×0.996S$6,410 psm
Jan 2026Blk 31310 TO 1273 sqmS$460,000S$6,301 psm×0.996S$6,273 psm
Dec 2025Blk 30110 TO 1288 sqmS$550,000S$6,250 psm×0.995S$6,216 psm
Dec 2025Blk 58404 TO 0682 sqmS$460,000S$5,610 psm×0.995S$5,579 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.

6.83% gross yield

S$33,600 of rent a year against the estimate above · 1.16 points below 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$492,294?

Buying: Stamp duty on S$492,294 · Cash and CPF needed on S$492,294 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$492,294.

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

Primary schools near 585 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
Sept 2026
Blk 585 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
82 sqmS$465,000S$5,671 psm
Aug 2026
Blk 585 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$438,000S$6,537 psm
May 2026
Blk 585 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
67 sqmS$420,000S$6,269 psm
Feb 2026
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
81 sqmS$535,000S$6,605 psm
Nov 2025
Blk 585 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
91 sqmS$600,000S$6,593 psm
Jan 2025
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
82 sqmS$520,000S$6,341 psm
May 2024
Blk 585 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
81 sqmS$500,000S$6,173 psm
Jan 2023
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$380,000S$5,672 psm
Oct 2022
Blk 585 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
91 sqmS$500,000S$5,495 psm
Aug 2022
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
81 sqmS$415,000S$5,123 psm
Apr 2022
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$350,000S$5,224 psm
Mar 2022
Blk 585 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$390,000S$5,821 psm
See more

Showing 12 of 58.

Sale prices as filed in caveats.

Where the lease takes this

About 51 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 years46 yearsS$467,218S$515,847S$556,250S$568,442
10 years41 yearsS$439,400S$535,626S$622,817S$650,419

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.