Blk 156 Ang Mo Kio Ave 4
Project page · 99-year lease from 1981
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 156 | 04 TO 06 | 68 sqm | S$415,000 | S$6,103 psm | ×1.000 | S$6,103 psm |
| Jun 2026 | Blk 156 | 10 TO 12 | 68 sqm | S$435,000 | S$6,397 psm | ×1.000 | S$6,397 psm |
| Dec 2025 | Blk 156 | 01 TO 03 | 68 sqm | S$400,888 | S$5,895 psm | ×0.996 | S$5,872 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.
8.10% gross yield
S$33,600 of rent a year against the estimate above · 0.24 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 106 | 3 ROOM | S$3,300 |
| Sept 2026 | 106 | 3 ROOM | S$3,200 |
| Sept 2026 | 112 | 3 ROOM | S$3,200 |
| Sept 2026 | 110 | 3 ROOM | S$3,100 |
| Sept 2026 | 255 | 3 ROOM | S$3,100 |
| Sept 2026 | 118 | 3 ROOM | S$3,100 |
| Sept 2026 | 607 | 3 ROOM | S$3,000 |
| Sept 2026 | 118 | 3 ROOM | S$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$415,000?
Buying: Stamp duty on S$415,000 · Cash and CPF needed on S$415,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$415,000.
Each opens with this figure filled in; change anything there.
Primary schools near 156 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
- Mayflower Primary School · 305 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 526 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 651 m · no 2025 Phase 2C ballot
- Anderson Primary School · 930 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Jing Shan Primary School · 1,331 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,575 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,758 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jun 2026 | Blk 156 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Dec 2025 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$400,888 | S$5,895 psm |
| Aug 2025 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$389,000 | S$5,721 psm |
| Jul 2025 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Jan 2025 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Nov 2024 | Blk 156 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Jul 2024 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$370,000 | S$5,441 psm |
| May 2024 | Blk 156 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$382,000 | S$5,618 psm |
| Jan 2024 | Blk 156 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$380,000 | S$5,588 psm |
| Dec 2023 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 82 sqm | S$390,000 | S$4,756 psm |
| May 2023 | Blk 156 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 93 sqm | S$506,888 | S$5,450 psm |
| May 2023 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 82 sqm | S$425,000 | S$5,183 psm |
| Apr 2023 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 57 years left excluded: outlier | 68 sqm | S$300,000 | S$4,412 psm |
| Nov 2022 | Blk 156 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 68 sqm | S$332,500 | S$4,890 psm |
| Sept 2022 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$338,000 | S$4,971 psm |
| Jan 2022 | Blk 156 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$328,888 | S$4,837 psm |
Showing 17 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 156 · 3 ROOM | S$2,850 | — |
| Jul 2026 | Blk 156 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 156 · 3 ROOM | S$2,300 | — |
| Dec 2025 | Blk 156 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 156 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 156 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 156 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 156 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 156 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 156 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 156 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 156 · 3 ROOM | S$1,300 | — |
| Sept 2023 | Blk 156 · 3 ROOM | S$1,500 | — |
| Apr 2023 | Blk 156 · 3 ROOM | S$2,900 | — |
| Dec 2022 | Blk 156 · 4 ROOM | S$2,400 | — |
| Nov 2022 | Blk 156 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 156 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 156 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 156 · 3 ROOM | S$1,300 | — |
| Feb 2022 | Blk 156 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 156 · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 156 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 156 · 3 ROOM | S$1,500 | — |
| Feb 2021 | Blk 156 · 3 ROOM | S$1,900 | — |
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 53 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 | 48 years | S$394,096 | S$435,113 | S$471,236 | S$479,477 |
| 10 years | 43 years | S$371,138 | S$452,415 | S$530,651 | S$549,375 |
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.