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HDB · 560134

Blk 134 Ang Mo Kio Ave 3

Project page · 99-year lease from 1978

Indicative value range
S$577,609 – S$645,101
Indicative mid S$610,693 · S$6,232 psm

Based on 31 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 13010 TO 1298 sqmS$600,000S$6,122 psm×1.000S$6,122 psm
Sept 2026Blk 13110 TO 1298 sqmS$600,000S$6,122 psm×1.000S$6,122 psm
Sept 2026Blk 32410 TO 1298 sqmS$648,000S$6,612 psm×1.000S$6,612 psm
Sept 2026Blk 34410 TO 1298 sqmS$688,000S$7,020 psm×1.000S$7,020 psm
Sept 2026Blk 13104 TO 0698 sqmS$550,000S$5,612 psm×1.000S$5,612 psm
Aug 2026Blk 32601 TO 0392 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Aug 2026Blk 42607 TO 0992 sqmS$545,000S$5,924 psm×1.000S$5,924 psm
Jul 2026Blk 34404 TO 0698 sqmS$615,000S$6,276 psm×1.000S$6,276 psm
Jul 2026Blk 21004 TO 0691 sqmS$525,888S$5,779 psm×1.000S$5,779 psm
Jun 2026Blk 12610 TO 1292 sqmS$607,000S$6,598 psm×1.000S$6,598 psm
May 2026Blk 57001 TO 0392 sqmS$490,000S$5,326 psm×1.000S$5,326 psm
May 2026Blk 42707 TO 0992 sqmS$575,000S$6,250 psm×1.000S$6,250 psm
Apr 2026Blk 32701 TO 0398 sqmS$580,000S$5,918 psm×1.000S$5,918 psm
Apr 2026Blk 42707 TO 0992 sqmS$583,000S$6,337 psm×1.000S$6,337 psm
Apr 2026Blk 34807 TO 0998 sqmS$670,000S$6,837 psm×1.000S$6,837 psm
Apr 2026Blk 34407 TO 0998 sqmS$638,000S$6,510 psm×1.000S$6,510 psm
Mar 2026Blk 32607 TO 0992 sqmS$630,000S$6,848 psm×0.997S$6,828 psm
Mar 2026Blk 32510 TO 1298 sqmS$605,888S$6,183 psm×0.997S$6,164 psm
Mar 2026Blk 32604 TO 0692 sqmS$595,000S$6,467 psm×0.997S$6,448 psm
Mar 2026Blk 42904 TO 0692 sqmS$508,888S$5,531 psm×0.997S$5,515 psm
Feb 2026Blk 20901 TO 0391 sqmS$512,000S$5,626 psm×0.997S$5,610 psm
Jan 2026Blk 23104 TO 0692 sqmS$560,000S$6,087 psm×0.997S$6,069 psm
Jan 2026Blk 57304 TO 0692 sqmS$575,000S$6,250 psm×0.997S$6,232 psm
Jan 2026Blk 32713 TO 1598 sqmS$650,000S$6,633 psm×0.997S$6,613 psm
Jan 2026Blk 32704 TO 0698 sqmS$620,000S$6,327 psm×0.997S$6,308 psm
Dec 2025Blk 31304 TO 0697 sqmS$563,000S$5,804 psm×0.996S$5,781 psm
Dec 2025Blk 34407 TO 0998 sqmS$670,000S$6,837 psm×0.996S$6,810 psm
Nov 2025Blk 13404 TO 0698 sqmS$590,000S$6,020 psm×0.996S$5,997 psm
Nov 2025Blk 13110 TO 1298 sqmS$570,000S$5,816 psm×0.996S$5,793 psm
Nov 2025Blk 32610 TO 1292 sqmS$615,000S$6,685 psm×0.996S$6,659 psm
Nov 2025Blk 58504 TO 0691 sqmS$600,000S$6,593 psm×0.996S$6,568 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.

6.88% gross yield

S$42,000 of rent a year against the estimate above · 0.18 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 104 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.

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 20265864 ROOMS$3,600
Sept 20263484 ROOMS$3,600
Sept 20263024 ROOMS$3,500
Sept 20263264 ROOMS$3,500
Sept 20262324 ROOMS$3,500
Sept 20264294 ROOMS$3,200
Sept 20262114 ROOMS$3,150
Sept 20264264 ROOMS$2,800

median of 104 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 3 since 2025-10.

Buying or selling at S$610,693?

Buying: Stamp duty on S$610,693 · Cash and CPF needed on S$610,693 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$610,693.

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

Primary schools near 134 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
Nov 2025
Blk 134 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
98 sqmS$590,000S$6,020 psm
Aug 2025
Blk 134 · 4 ROOM · 13 TO 15 · New Generation · 52 years left
98 sqmS$608,000S$6,204 psm
May 2025
Blk 134 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
98 sqmS$555,000S$5,663 psm
Dec 2024
Blk 134 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
98 sqmS$565,000S$5,765 psm
Apr 2024
Blk 134 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
98 sqmS$571,000S$5,827 psm
Aug 2023
Blk 134 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
98 sqmS$550,000S$5,612 psm
Apr 2023
Blk 134 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
98 sqmS$528,000S$5,388 psm
See more

Showing 7 of 46.

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$579,931S$640,291S$693,447S$705,575
10 years40 yearsS$546,148S$665,751S$780,879S$808,432

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.