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HDB · 560117

Blk 117 Ang Mo Kio Ave 4

Project page · 99-year lease from 1978

Indicative value range
S$451,848 – S$468,067
Indicative mid S$463,000 · S$6,257 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 11704 TO 0674 sqmS$463,000S$6,257 psm×1.000S$6,257 psm
Feb 2026Blk 11701 TO 0374 sqmS$442,000S$5,973 psm×0.997S$5,955 psm
Dec 2025Blk 11710 TO 1274 sqmS$475,000S$6,419 psm×0.996S$6,394 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.

7.26% gross yield

S$33,600 of rent a year against the estimate above · 0.6 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 192 approvals in the last year.

In Ang Mo Kio, flats of this type with 50 to 59 years of lease left yield 7.86%, from 46 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 20261063 ROOMS$3,300
Sept 20261063 ROOMS$3,200
Sept 20261123 ROOMS$3,200
Sept 20261103 ROOMS$3,100
Sept 20262553 ROOMS$3,100
Sept 20261183 ROOMS$3,100
Sept 20266073 ROOMS$3,000
Sept 20261183 ROOMS$3,000

median of 192 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 4 since 2025-10.

Buying or selling at S$463,000?

Buying: Stamp duty on S$463,000 · Cash and CPF needed on S$463,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$463,000.

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

Primary schools near 117 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
74 sqmS$463,000S$6,257 psm
May 2026
Blk 117 · 4 ROOM · 01 TO 03 · New Generation · 51 years left
90 sqmS$532,000S$5,911 psm
May 2026
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
excluded: outlier
74 sqmS$390,000S$5,270 psm
Feb 2026
Blk 117 · 4 ROOM · 10 TO 12 · New Generation · 51 years left
90 sqmS$550,000S$6,111 psm
Feb 2026
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
74 sqmS$442,000S$5,973 psm
Dec 2025
Blk 117 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
74 sqmS$475,000S$6,419 psm
Sept 2025
Blk 117 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
99 sqmS$570,000S$5,758 psm
May 2024
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
89 sqmS$485,000S$5,449 psm
Apr 2024
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
89 sqmS$490,000S$5,506 psm
Mar 2024
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
excluded: outlier
74 sqmS$350,000S$4,730 psm
Dec 2023
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
74 sqmS$400,000S$5,405 psm
Oct 2023
Blk 117 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
74 sqmS$423,000S$5,716 psm
Oct 2023
Blk 117 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
74 sqmS$415,000S$5,608 psm
Apr 2023
Blk 117 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
74 sqmS$425,000S$5,743 psm
Dec 2022
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
74 sqmS$433,888S$5,863 psm
Sept 2022
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
74 sqmS$360,000S$4,865 psm
Aug 2022
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
74 sqmS$360,000S$4,865 psm
Jun 2022
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
74 sqmS$355,000S$4,797 psm
Apr 2022
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
74 sqmS$340,000S$4,595 psm
Mar 2022
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
74 sqmS$371,000S$5,014 psm
Jan 2022
Blk 117 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
74 sqmS$373,888S$5,053 psm
See more

Showing 21 of 105.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$439,678S$485,440S$525,741S$534,936
10 years40 yearsS$414,065S$504,743S$592,028S$612,917

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.