Blk 177 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 177 | 07 TO 09 | 91 sqm | S$558,000 | S$6,132 psm | ×0.997 | S$6,114 psm |
| Feb 2026 | Blk 177 | 07 TO 09 | 91 sqm | S$580,000 | S$6,374 psm | ×0.997 | S$6,355 psm |
| Dec 2025 | Blk 177 | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×0.996 | S$5,847 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.
7.33% gross yield
S$40,800 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 54 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 113 | 4 ROOM | S$3,800 |
| Sept 2026 | 629 | 4 ROOM | S$3,600 |
| Sept 2026 | 155 | 4 ROOM | S$3,300 |
| Sept 2026 | 631 | 4 ROOM | S$3,000 |
| Aug 2026 | 112 | 4 ROOM | S$4,000 |
| Aug 2026 | 118 | 4 ROOM | S$3,500 |
| Aug 2026 | 254 | 4 ROOM | S$3,500 |
| Aug 2026 | 255 | 4 ROOM | S$3,500 |
median of 54 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$556,354?
Buying: Stamp duty on S$556,354 · Cash and CPF needed on S$556,354 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$556,354.
Each opens with this figure filled in; change anything there.
Primary schools near 177 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) · 343 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 503 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 684 m · no 2025 Phase 2C ballot
- Anderson Primary School · 944 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 · 1,537 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 1,753 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 91 sqm | S$558,000 | S$6,132 psm |
| Feb 2026 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 91 sqm | S$580,000 | S$6,374 psm |
| Dec 2025 | Blk 177 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Oct 2025 | Blk 177 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Sept 2025 | Blk 177 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Jun 2025 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Nov 2024 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 91 sqm | S$529,800 | S$5,822 psm |
| Aug 2024 | Blk 177 · 4 ROOM · 01 TO 03 · New Generation · 56 years left | 91 sqm | S$468,000 | S$5,143 psm |
| Jul 2024 | Blk 177 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 91 sqm | S$505,000 | S$5,549 psm |
| Dec 2023 | Blk 177 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jul 2023 | Blk 177 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 91 sqm | S$495,000 | S$5,440 psm |
| Feb 2023 | Blk 177 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 91 sqm | S$500,000 | S$5,495 psm |
| May 2022 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Nov 2021 | Blk 177 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 91 sqm | S$475,000 | S$5,220 psm |
| Nov 2021 | Blk 177 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 91 sqm | S$400,000 | S$4,396 psm |
Showing 15 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 177 · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 177 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 177 · 4 ROOM | S$3,350 | — |
| Mar 2026 | Blk 177 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 177 · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 177 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 177 · 4 ROOM | S$3,450 | — |
| Apr 2025 | Blk 177 · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 177 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 177 · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 177 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 177 · 4 ROOM | S$3,450 | — |
| Jun 2024 | Blk 177 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 177 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 177 · 4 ROOM | S$2,900 | — |
| Apr 2024 | Blk 177 · 4 ROOM | S$3,400 | — |
| Jan 2024 | Blk 177 · 4 ROOM | S$3,600 | — |
| Oct 2023 | Blk 177 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 177 · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 177 · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 177 · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 177 · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 177 · 4 ROOM | S$2,700 | — |
| Jun 2022 | Blk 177 · 4 ROOM | S$3,400 | — |
| Apr 2022 | Blk 177 · 4 ROOM | S$1,950 | — |
| Mar 2022 | Blk 177 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 177 · 4 ROOM | S$2,200 | — |
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$528,329 | S$583,318 | S$631,745 | S$642,793 |
| 10 years | 43 years | S$497,552 | S$606,513 | S$711,398 | S$736,498 |
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.