homequant
HDB · 560119

Blk 119 Ang Mo Kio Ave 3

Project page · 99-year lease from 1978

Indicative value range
S$405,416 – S$434,259
Indicative mid S$423,589 · S$6,322 psm

Based on 4 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
Aug 2026Blk 11907 TO 0967 sqmS$413,888S$6,177 psm×1.000S$6,177 psm
Jul 2026Blk 11901 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Dec 2025Blk 11910 TO 1267 sqmS$438,888S$6,551 psm×0.996S$6,525 psm
Nov 2025Blk 11904 TO 0667 sqmS$435,000S$6,493 psm×0.996S$6,467 psm

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

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 153 sales in Ang Mo Kio Ave 3 since.

Median error
5.1%

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.

7.93% gross yield

S$33,600 of rent a year against the estimate above · 0.07 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 323 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 20265643 ROOMS$3,300
Sept 20264243 ROOMS$3,000
Sept 20264223 ROOMS$3,000
Sept 20265863 ROOMS$3,000
Sept 20263483 ROOMS$2,925
Sept 20262113 ROOMS$2,900
Sept 20262123 ROOMS$2,900
Sept 20265703 ROOMS$2,900

median of 323 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 3 since 2025-10.

Buying or selling at S$423,589?

Buying: Stamp duty on S$423,589 · Cash and CPF needed on S$423,589 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$423,589.

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

Primary schools near 119 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
Oct 2026
Blk 119 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
82 sqmS$450,000S$5,488 psm
Aug 2026
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 51 years left
67 sqmS$413,888S$6,177 psm
Jul 2026
Blk 119 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
67 sqmS$380,000S$5,672 psm
Dec 2025
Blk 119 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$438,888S$6,551 psm
Nov 2025
Blk 119 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$435,000S$6,493 psm
May 2025
Blk 119 · EXECUTIVE · 07 TO 09 · Adjoined flat · 52 years left
162 sqmS$1,200,000S$7,407 psm
Apr 2025
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
82 sqmS$488,000S$5,951 psm
Jan 2025
Blk 119 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$420,000S$6,269 psm
Jul 2024
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$432,000S$6,448 psm
Nov 2023
Blk 119 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$360,000S$5,373 psm
Jun 2023
Blk 119 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
82 sqmS$425,222S$5,186 psm
Jun 2023
Blk 119 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Apr 2023
Blk 119 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
92 sqmS$488,000S$5,304 psm
Nov 2022
Blk 119 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$408,888S$6,103 psm
Aug 2022
Blk 119 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
92 sqmS$449,888S$4,890 psm
Jun 2022
Blk 119 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
82 sqmS$404,000S$4,927 psm
Mar 2022
Blk 119 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$362,000S$5,403 psm
See more

Showing 17 of 82.

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$402,252S$444,119S$480,990S$489,402
10 years40 yearsS$378,819S$461,779S$541,634S$560,745

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.