Blk 172 Ang Mo Kio Ave 4
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 172 | 01 TO 03 | 60 sqm | S$430,000 | S$7,167 psm | ×1.000 | S$7,167 psm |
| May 2026 | Blk 172 | 04 TO 06 | 60 sqm | S$440,000 | S$7,333 psm | ×1.000 | S$7,333 psm |
| Dec 2025 | Blk 172 | 07 TO 09 | 60 sqm | S$450,000 | S$7,500 psm | ×0.996 | S$7,471 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.
7.64% gross yield
S$33,600 of rent a year against the estimate above · 0.22 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
| 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$440,000?
Buying: Stamp duty on S$440,000 · Cash and CPF needed on S$440,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$440,000.
Each opens with this figure filled in; change anything there.
Primary schools near 172 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
- CHIJ St. Nicholas Girls' School (girls) · 129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 596 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 703 m · no 2025 Phase 2C ballot
1 to 2 km
- Anderson Primary School · 1,135 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ai Tong School · 1,535 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,685 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,827 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 172 · 2 ROOM · 04 TO 06 · Improved · 59 years left | 45 sqm | S$346,000 | S$7,689 psm |
| Jun 2026 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 60 sqm | S$430,000 | S$7,167 psm |
| May 2026 | Blk 172 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 60 sqm | S$440,000 | S$7,333 psm |
| Dec 2025 | Blk 172 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 60 sqm | S$450,000 | S$7,500 psm |
| Dec 2025 | Blk 172 · 2 ROOM · 07 TO 09 · Improved · 59 years left | 45 sqm | S$353,000 | S$7,844 psm |
| Aug 2025 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 60 sqm | S$415,000 | S$6,917 psm |
| Aug 2025 | Blk 172 · 2 ROOM · 10 TO 12 · Improved · 60 years left | 45 sqm | S$358,000 | S$7,956 psm |
| Jul 2025 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 60 sqm | S$405,000 | S$6,750 psm |
| Mar 2025 | Blk 172 · 3 ROOM · 04 TO 06 · Improved · 60 years left | 60 sqm | S$435,000 | S$7,250 psm |
| Jul 2024 | Blk 172 · 5 ROOM · 10 TO 12 · Adjoined flat · 61 years left | 140 sqm | S$998,888 | S$7,135 psm |
| Jun 2024 | Blk 172 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$380,000 | S$6,333 psm |
| Jun 2024 | Blk 172 · 2 ROOM · 01 TO 03 · Improved · 61 years left | 45 sqm | S$315,000 | S$7,000 psm |
| Apr 2024 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 61 years left | 60 sqm | S$333,000 | S$5,550 psm |
| Mar 2024 | Blk 172 · 2 ROOM · 01 TO 03 · Improved · 61 years left | 45 sqm | S$300,000 | S$6,667 psm |
| Sept 2023 | Blk 172 · 2 ROOM · 04 TO 06 · Improved · 61 years left | 45 sqm | S$300,000 | S$6,667 psm |
| May 2023 | Blk 172 · 2 ROOM · 07 TO 09 · Improved · 62 years left | 45 sqm | S$300,000 | S$6,667 psm |
| Jan 2023 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 69 sqm | S$360,000 | S$5,217 psm |
| Dec 2022 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Dec 2022 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Oct 2022 | Blk 172 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 60 sqm | S$357,888 | S$5,965 psm |
| Oct 2022 | Blk 172 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 60 sqm | S$347,000 | S$5,783 psm |
| Sept 2022 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Jun 2022 | Blk 172 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$346,800 | S$5,780 psm |
| May 2022 | Blk 172 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 69 sqm | S$395,000 | S$5,725 psm |
| May 2022 | Blk 172 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$340,000 | S$5,667 psm |
| May 2022 | Blk 172 · 2 ROOM · 10 TO 12 · Improved · 63 years left | 45 sqm | S$305,000 | S$6,778 psm |
| Jan 2022 | Blk 172 · 3 ROOM · 01 TO 03 · Improved · 63 years left excluded: outlier | 60 sqm | S$342,000 | S$5,700 psm |
| Oct 2021 | Blk 172 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 60 sqm | S$300,000 | S$5,000 psm |
Showing 28 of 125.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 172 · 2 ROOM | S$1,800 | — |
| Jun 2026 | Blk 172 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 172 · 3 ROOM | S$2,000 | — |
| Oct 2025 | Blk 172 · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 172 · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 172 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 172 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 172 · 2 ROOM | S$2,100 | — |
| Feb 2025 | Blk 172 · 2 ROOM | S$1,800 | — |
| Dec 2024 | Blk 172 · 3 ROOM | S$2,700 | — |
| Nov 2024 | Blk 172 · 3 ROOM | S$1,150 | — |
| Oct 2024 | Blk 172 · 3 ROOM | S$2,400 | — |
| Aug 2024 | Blk 172 · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 172 · 2 ROOM | S$1,500 | — |
| Jun 2024 | Blk 172 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 172 · 2 ROOM | S$2,100 | — |
| Mar 2024 | Blk 172 · 2 ROOM | S$1,200 | — |
| Feb 2024 | Blk 172 · 3 ROOM | S$1,600 | — |
| Jan 2024 | Blk 172 · 2 ROOM | S$2,200 | — |
| Jun 2023 | Blk 172 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 172 · 2 ROOM | S$2,100 | — |
| May 2023 | Blk 172 · 2 ROOM | S$1,500 | — |
| Mar 2023 | Blk 172 · 2 ROOM | S$2,500 | — |
| Feb 2023 | Blk 172 · 2 ROOM | S$1,500 | — |
| Jan 2023 | Blk 172 · 3 ROOM | S$2,700 | — |
| Oct 2022 | Blk 172 · 3 ROOM | S$2,300 | — |
| Oct 2022 | Blk 172 · 3 ROOM | S$1,750 | — |
| Sept 2022 | Blk 172 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 172 · 3 ROOM | S$2,800 | — |
| Jun 2022 | Blk 172 · 2 ROOM | S$2,100 | — |
| Jun 2022 | Blk 172 · 2 ROOM | S$1,300 | — |
| Feb 2022 | Blk 172 · 3 ROOM | S$1,600 | — |
| Dec 2021 | Blk 172 · 2 ROOM | S$2,000 | — |
| Dec 2021 | Blk 172 · 3 ROOM | S$1,600 | — |
| Nov 2021 | Blk 172 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 172 · 5 ROOM | S$2,700 | — |
| Aug 2021 | Blk 172 · 3 ROOM | S$1,750 | — |
| Jul 2021 | Blk 172 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 172 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 172 · 2 ROOM | S$1,350 | — |
| Mar 2021 | Blk 172 · 2 ROOM | S$1,200 | — |
| Jan 2021 | Blk 172 · 2 ROOM | S$1,500 | — |
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 58 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 | 53 years | S$420,022 | S$463,738 | S$502,237 | S$511,021 |
| 10 years | 48 years | S$398,865 | S$486,214 | S$570,295 | S$590,417 |
| 20 years | 38 years | S$350,645 | S$521,039 | S$716,829 | S$768,306 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.