Blk 116 Ang Mo Kio Ave 4
Project page · 99-year lease from 1978
Based on 7 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 116 | 07 TO 09 | 44 sqm | S$303,000 | S$6,886 psm | ×1.000 | S$6,886 psm |
| Sept 2026 | Blk 170 | 07 TO 09 | 45 sqm | S$360,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Jul 2026 | Blk 170 | 04 TO 06 | 45 sqm | S$335,000 | S$7,444 psm | ×1.000 | S$7,444 psm |
| Jul 2026 | Blk 172 | 04 TO 06 | 45 sqm | S$346,000 | S$7,689 psm | ×1.000 | S$7,689 psm |
| Jun 2026 | Blk 170 | 04 TO 06 | 45 sqm | S$345,888 | S$7,686 psm | ×1.000 | S$7,686 psm |
| Apr 2026 | Blk 170 | 10 TO 12 | 45 sqm | S$360,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Dec 2025 | Blk 172 | 07 TO 09 | 45 sqm | S$353,000 | S$7,844 psm | ×0.996 | S$7,814 psm |
How accurate is this estimate for Ang Mo Kio Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 107 sales in Ang Mo Kio Ave 4 since.
- Median error
- 4.0%
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.
8.16% gross yield
S$27,600 of rent a year against the estimate above · 0.69 points above flats like it
Homes like this rent for about S$2,300 a month, the middle of 10 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 172 | 2 ROOM | S$1,800 |
| May 2026 | 116 | 2 ROOM | S$2,500 |
| May 2026 | 170 | 2 ROOM | S$2,000 |
| Apr 2026 | 170 | 2 ROOM | S$2,300 |
| Apr 2026 | 170 | 2 ROOM | S$2,300 |
| Feb 2026 | 170 | 2 ROOM | S$2,600 |
| Dec 2025 | 170 | 2 ROOM | S$2,300 |
| Nov 2025 | 170 | 2 ROOM | S$2,000 |
median of 10 HDB rental approvals for 2 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$338,311?
Buying: Stamp duty on S$338,311 · Cash and CPF needed on S$338,311 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$338,311.
Each opens with this figure filled in; change anything there.
Primary schools near 116 Ang Mo Kio Ave 4
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
- CHIJ St. Nicholas Girls' School (girls) · 165 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 459 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 746 m · no 2025 Phase 2C ballot
1 to 2 km
- Anderson Primary School · 1,270 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ai Tong School · 1,394 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,660 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,751 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 116 · 2 ROOM · 07 TO 09 · Improved · 51 years left | 44 sqm | S$303,000 | S$6,886 psm |
| Dec 2024 | Blk 116 · 2 ROOM · 10 TO 12 · Improved · 53 years left | 44 sqm | S$310,000 | S$7,045 psm |
| Dec 2024 | Blk 116 · 2 ROOM · 04 TO 06 · Improved · 53 years left | 44 sqm | S$288,000 | S$6,545 psm |
| Jan 2024 | Blk 116 · 2 ROOM · 07 TO 09 · Improved · 54 years left | 44 sqm | S$288,000 | S$6,545 psm |
| Nov 2023 | Blk 116 · 2 ROOM · 07 TO 09 · Improved · 54 years left | 44 sqm | S$278,000 | S$6,318 psm |
| Aug 2022 | Blk 116 · 2 ROOM · 01 TO 03 · Improved · 55 years left | 44 sqm | S$218,888 | S$4,975 psm |
| Apr 2022 | Blk 116 · 2 ROOM · 10 TO 12 · Improved · 55 years left | 44 sqm | S$282,000 | S$6,409 psm |
| Feb 2022 | Blk 116 · 2 ROOM · 04 TO 06 · Improved · 55 years left | 44 sqm | S$230,000 | S$5,227 psm |
| Nov 2021 | Blk 116 · 2 ROOM · 07 TO 09 · Improved · 56 years left | 44 sqm | S$250,000 | S$5,682 psm |
Showing 9 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 116 · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 116 · 2 ROOM | S$2,200 | — |
| Sept 2025 | Blk 116 · 2 ROOM | S$2,000 | — |
| Jul 2025 | Blk 116 · 2 ROOM | S$2,200 | — |
| Jul 2025 | Blk 116 · 2 ROOM | S$2,000 | — |
| May 2025 | Blk 116 · 2 ROOM | S$2,500 | — |
| Oct 2023 | Blk 116 · 2 ROOM | S$2,050 | — |
| Aug 2023 | Blk 116 · 2 ROOM | S$2,300 | — |
| Jul 2023 | Blk 116 · 2 ROOM | S$2,000 | — |
| May 2023 | Blk 116 · 2 ROOM | S$2,150 | — |
| Dec 2021 | Blk 116 · 2 ROOM | S$1,900 | — |
| Jul 2021 | Blk 116 · 2 ROOM | S$1,500 | — |
| Jul 2021 | Blk 116 · 2 ROOM | S$1,400 | — |
| Mar 2021 | Blk 116 · 2 ROOM | S$700 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 50 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$321,270 | S$354,708 | S$384,155 | S$390,874 |
| 10 years | 40 years | S$302,554 | S$368,812 | S$432,591 | S$447,854 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.