Blk 176 Ang Mo Kio Ave 4
Project page · 99-year lease from 1993
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 176 | 04 TO 06 | 119 sqm | S$850,000 | S$7,143 psm | ×1.000 | S$7,143 psm |
| Jan 2026 | Blk 618 | 07 TO 09 | 134 sqm | S$938,000 | S$7,000 psm | ×0.997 | S$6,979 psm |
| Dec 2025 | Blk 176 | 10 TO 12 | 119 sqm | S$938,000 | S$7,882 psm | ×0.996 | S$7,851 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.
5.08% gross yield
S$43,200 of rent a year against the estimate above · 0.6 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 176 | 5 ROOM | S$4,000 |
| Jul 2026 | 111 | 5 ROOM | S$3,450 |
| Jul 2026 | 617 | 5 ROOM | S$3,400 |
| Jul 2026 | 176 | 5 ROOM | S$3,000 |
| Jul 2026 | 171 | 5 ROOM | S$2,600 |
| Jun 2026 | 618 | 5 ROOM | S$3,900 |
| May 2026 | 617 | 5 ROOM | S$4,300 |
| May 2026 | 609 | 5 ROOM | S$3,800 |
median of 19 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$850,000?
Buying: Stamp duty on S$850,000 · Cash and CPF needed on S$850,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$850,000.
Each opens with this figure filled in; change anything there.
Primary schools near 176 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) · 164 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 720 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 728 m · no 2025 Phase 2C ballot
1 to 2 km
- Anderson Primary School · 1,041 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Ai Tong School · 1,647 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,749 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 176 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 119 sqm | S$850,000 | S$7,143 psm |
| Feb 2026 | Blk 176 · 5 ROOM · 04 TO 06 · Model A · 66 years left excluded: outlier | 138 sqm | S$1,150,000 | S$8,333 psm |
| Dec 2025 | Blk 176 · 5 ROOM · 10 TO 12 · Improved · 66 years left | 119 sqm | S$938,000 | S$7,882 psm |
| Sept 2025 | Blk 176 · 5 ROOM · 10 TO 12 · Model A · 67 years left | 138 sqm | S$965,000 | S$6,993 psm |
| Jan 2023 | Blk 176 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 119 sqm | S$800,000 | S$6,723 psm |
| Aug 2022 | Blk 176 · 5 ROOM · 07 TO 09 · Model A · 70 years left | 136 sqm | S$888,000 | S$6,529 psm |
| Nov 2021 | Blk 176 · 5 ROOM · 04 TO 06 · Model A · 71 years left | 136 sqm | S$840,000 | S$6,176 psm |
Showing 7 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 176 · 5 ROOM | S$4,000 | — |
| Jul 2026 | Blk 176 · 5 ROOM | S$3,000 | — |
| Jan 2026 | Blk 176 · 5 ROOM | S$4,200 | — |
| Jan 2026 | Blk 176 · 5 ROOM | S$3,950 | — |
| Dec 2025 | Blk 176 · 5 ROOM | S$3,400 | — |
| Jun 2025 | Blk 176 · 5 ROOM | S$5,000 | — |
| May 2025 | Blk 176 · 5 ROOM | S$4,200 | — |
| Apr 2025 | Blk 176 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 176 · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 176 · 5 ROOM | S$3,000 | — |
| Jun 2024 | Blk 176 · 5 ROOM | S$5,500 | — |
| Nov 2023 | Blk 176 · 5 ROOM | S$3,900 | — |
| Jun 2023 | Blk 176 · 5 ROOM | S$5,000 | — |
| May 2023 | Blk 176 · 5 ROOM | S$4,000 | — |
| Apr 2023 | Blk 176 · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 176 · 5 ROOM | S$4,000 | — |
| Jul 2022 | Blk 176 · 5 ROOM | S$2,100 | — |
| Jun 2022 | Blk 176 · 5 ROOM | S$2,500 | — |
| Apr 2022 | Blk 176 · 5 ROOM | S$3,200 | — |
| Dec 2021 | Blk 176 · 5 ROOM | S$2,800 | — |
| Nov 2021 | Blk 176 · 5 ROOM | S$2,650 | — |
| May 2021 | Blk 176 · 5 ROOM | S$3,500 | — |
| May 2021 | Blk 176 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 176 · 5 ROOM | S$2,500 | — |
| Mar 2021 | Blk 176 · 5 ROOM | S$2,100 | — |
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 65 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 | 60 years | S$823,462 | S$909,168 | S$984,647 | S$1,001,867 |
| 10 years | 55 years | S$794,472 | S$968,456 | S$1,135,932 | S$1,176,012 |
| 20 years | 45 years | S$720,198 | S$1,070,176 | S$1,472,312 | S$1,578,042 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.