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HDB · 560127

Blk 127 Ang Mo Kio Ave 3

Project page · 99-year lease from 1978

Indicative value range
S$380,000 – S$422,192
Indicative mid S$402,000 · S$6,000 psm

Based on 73 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 23004 TO 0667 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
Oct 2026Blk 34607 TO 0973 sqmS$455,000S$6,233 psm×1.000S$6,233 psm
Oct 2026Blk 23007 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 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 20207 TO 0967 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Sept 2026Blk 57007 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Sept 2026Blk 23510 TO 1267 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Sept 2026Blk 12107 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 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 21310 TO 1267 sqmS$355,000S$5,299 psm×1.000S$5,299 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 12610 TO 1267 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 11907 TO 0967 sqmS$413,888S$6,177 psm×1.000S$6,177 psm
Aug 2026Blk 32204 TO 0673 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Aug 2026Blk 58510 TO 1267 sqmS$438,000S$6,537 psm×1.000S$6,537 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 12104 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 21210 TO 1267 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 21104 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jul 2026Blk 57001 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jul 2026Blk 12610 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Jul 2026Blk 58710 TO 1267 sqmS$490,000S$7,313 psm×1.000S$7,313 psm
Jul 2026Blk 11901 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jul 2026Blk 21110 TO 1267 sqmS$372,000S$5,552 psm×1.000S$5,552 psm
Jun 2026Blk 57007 TO 0967 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Jun 2026Blk 21307 TO 0967 sqmS$385,000S$5,746 psm×1.000S$5,746 psm
May 2026Blk 34310 TO 1273 sqmS$489,000S$6,699 psm×1.000S$6,699 psm
May 2026Blk 12110 TO 1267 sqmS$378,888S$5,655 psm×1.000S$5,655 psm
May 2026Blk 21104 TO 0667 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
May 2026Blk 21304 TO 0667 sqmS$383,000S$5,716 psm×1.000S$5,716 psm
May 2026Blk 12101 TO 0367 sqmS$385,000S$5,746 psm×1.000S$5,746 psm
May 2026Blk 30104 TO 0673 sqmS$443,000S$6,068 psm×1.000S$6,068 psm
May 2026Blk 34607 TO 0973 sqmS$458,000S$6,274 psm×1.000S$6,274 psm
May 2026Blk 58507 TO 0967 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
May 2026Blk 12110 TO 1267 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
May 2026Blk 23207 TO 0967 sqmS$383,000S$5,716 psm×1.000S$5,716 psm
Apr 2026Blk 21404 TO 0667 sqmS$382,000S$5,701 psm×1.000S$5,701 psm
Apr 2026Blk 42507 TO 0973 sqmS$430,000S$5,890 psm×1.000S$5,890 psm
Apr 2026Blk 12101 TO 0367 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Apr 2026Blk 31301 TO 0373 sqmS$425,000S$5,822 psm×1.000S$5,822 psm
Apr 2026Blk 31304 TO 0673 sqmS$405,000S$5,548 psm×1.000S$5,548 psm
Apr 2026Blk 42504 TO 0673 sqmS$455,000S$6,233 psm×1.000S$6,233 psm
Apr 2026Blk 57104 TO 0667 sqmS$374,888S$5,595 psm×1.000S$5,595 psm
Apr 2026Blk 21304 TO 0667 sqmS$375,000S$5,597 psm×1.000S$5,597 psm
Apr 2026Blk 58401 TO 0367 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Apr 2026Blk 32807 TO 0973 sqmS$450,000S$6,164 psm×1.000S$6,164 psm
Apr 2026Blk 21410 TO 1267 sqmS$428,000S$6,388 psm×1.000S$6,388 psm
Apr 2026Blk 12010 TO 1267 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Mar 2026Blk 12710 TO 1267 sqmS$480,000S$7,164 psm×0.997S$7,143 psm
Mar 2026Blk 21104 TO 0667 sqmS$368,000S$5,493 psm×0.997S$5,476 psm
Mar 2026Blk 30207 TO 0973 sqmS$475,000S$6,507 psm×0.997S$6,488 psm
Mar 2026Blk 32207 TO 0973 sqmS$490,000S$6,712 psm×0.997S$6,693 psm
Mar 2026Blk 12104 TO 0667 sqmS$405,000S$6,045 psm×0.997S$6,027 psm
Mar 2026Blk 58404 TO 0667 sqmS$415,000S$6,194 psm×0.997S$6,176 psm
Feb 2026Blk 23004 TO 0667 sqmS$420,000S$6,269 psm×0.997S$6,250 psm
Feb 2026Blk 57010 TO 1267 sqmS$450,000S$6,716 psm×0.997S$6,697 psm
Jan 2026Blk 42404 TO 0673 sqmS$470,000S$6,438 psm×0.997S$6,419 psm
Jan 2026Blk 58704 TO 0667 sqmS$450,000S$6,716 psm×0.997S$6,697 psm
Jan 2026Blk 31310 TO 1273 sqmS$460,000S$6,301 psm×0.997S$6,283 psm
Dec 2025Blk 11910 TO 1267 sqmS$438,888S$6,551 psm×0.996S$6,525 psm
Nov 2025Blk 21404 TO 0667 sqmS$395,000S$5,896 psm×0.996S$5,872 psm
Nov 2025Blk 31310 TO 1273 sqmS$487,000S$6,671 psm×0.996S$6,645 psm
Nov 2025Blk 34607 TO 0973 sqmS$510,000S$6,986 psm×0.996S$6,959 psm
Nov 2025Blk 32901 TO 0373 sqmS$455,000S$6,233 psm×0.996S$6,208 psm
Nov 2025Blk 21110 TO 1267 sqmS$400,000S$5,970 psm×0.996S$5,947 psm
Nov 2025Blk 11904 TO 0667 sqmS$435,000S$6,493 psm×0.996S$6,467 psm
Nov 2025Blk 57104 TO 0667 sqmS$395,000S$5,896 psm×0.996S$5,872 psm
Nov 2025Blk 34510 TO 1273 sqmS$480,000S$6,575 psm×0.996S$6,550 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.

8.36% gross yield

S$33,600 of rent a year against the estimate above · 0.5 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$402,000?

Buying: Stamp duty on S$402,000 · Cash and CPF needed on S$402,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$402,000.

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

Primary schools near 127 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
Mar 2026
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$480,000S$7,164 psm
Aug 2025
Blk 127 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
82 sqmS$455,000S$5,549 psm
Apr 2025
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$410,000S$6,119 psm
Apr 2025
Blk 127 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Mar 2025
Blk 127 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$408,000S$6,090 psm
Feb 2025
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
82 sqmS$475,000S$5,793 psm
Feb 2025
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$420,000S$6,269 psm
Jan 2025
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$430,000S$6,418 psm
Dec 2024
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$425,000S$6,343 psm
Dec 2024
Blk 127 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$425,000S$6,343 psm
Sept 2024
Blk 127 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Jul 2024
Blk 127 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$397,000S$5,925 psm
Jan 2024
Blk 127 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
82 sqmS$450,000S$5,488 psm
Dec 2023
Blk 127 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$350,000S$5,224 psm
Apr 2023
Blk 127 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
92 sqmS$505,000S$5,489 psm
Apr 2023
Blk 127 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
92 sqmS$498,000S$5,413 psm
Sept 2022
Blk 127 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$368,000S$5,493 psm
Aug 2022
Blk 127 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
82 sqmS$408,000S$4,976 psm
Jul 2022
Blk 127 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$385,000S$5,746 psm
Dec 2021
Blk 127 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
92 sqmS$438,000S$4,761 psm
Oct 2021
Blk 127 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$338,000S$5,045 psm
See more

Showing 21 of 98.

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$381,750S$421,483S$456,475S$464,458
10 years40 yearsS$359,512S$438,243S$514,029S$532,165

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.