Blk 208 Ang Mo Kio Ave 1
Project page · 99-year lease from 1976
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 208 | 07 TO 09 | 73 sqm | S$415,000 | S$5,685 psm | ×1.000 | S$5,685 psm |
| May 2026 | Blk 208 | 10 TO 12 | 73 sqm | S$420,888 | S$5,766 psm | ×1.000 | S$5,766 psm |
| Nov 2025 | Blk 208 | 04 TO 06 | 73 sqm | S$430,888 | S$5,903 psm | ×0.996 | S$5,879 psm |
How accurate is this estimate for Ang Mo Kio Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 99 sales in Ang Mo Kio Ave 1 since.
- Median error
- 4.3%
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.
7.98% gross yield
S$33,600 of rent a year against the estimate above · 1.22 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 117 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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 | 333 | 3 ROOM | S$3,000 |
| Sept 2026 | 308A | 3 ROOM | S$2,900 |
| Sept 2026 | 332 | 3 ROOM | S$2,800 |
| Sept 2026 | 331 | 3 ROOM | S$2,800 |
| Sept 2026 | 331 | 3 ROOM | S$2,800 |
| Aug 2026 | 321 | 3 ROOM | S$3,200 |
| Aug 2026 | 216 | 3 ROOM | S$3,000 |
| Aug 2026 | 332 | 3 ROOM | S$2,800 |
median of 117 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 1 since 2025-10.
Buying or selling at S$420,888?
Buying: Stamp duty on S$420,888 · Cash and CPF needed on S$420,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$420,888.
Each opens with this figure filled in; change anything there.
Primary schools near 208 Ang Mo Kio Ave 1
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
- Ang Mo Kio Primary School · 485 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 838 m · no 2025 Phase 2C ballot
1 to 2 km
- Catholic High School (boys) · 1,107 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 1,113 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,158 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,159 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,216 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,295 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 208 · EXECUTIVE · 10 TO 12 · Adjoined flat · 49 years left | 168 sqm | S$1,330,000 | S$7,917 psm |
| May 2026 | Blk 208 · 3 ROOM · 10 TO 12 · New Generation · 49 years left | 73 sqm | S$420,888 | S$5,766 psm |
| May 2026 | Blk 208 · 3 ROOM · 07 TO 09 · New Generation · 49 years left | 73 sqm | S$415,000 | S$5,685 psm |
| Nov 2025 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 50 years left | 73 sqm | S$430,888 | S$5,903 psm |
| May 2025 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 50 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Aug 2024 | Blk 208 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Jun 2024 | Blk 208 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 73 sqm | S$427,000 | S$5,849 psm |
| Sept 2023 | Blk 208 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 88 sqm | S$476,000 | S$5,409 psm |
| Jul 2022 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 73 sqm | S$358,000 | S$4,904 psm |
| Mar 2022 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 88 sqm | S$373,888 | S$4,249 psm |
| Mar 2022 | Blk 208 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$343,000 | S$4,699 psm |
| Nov 2021 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 73 sqm | S$358,000 | S$4,904 psm |
| Oct 2021 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 73 sqm | S$350,000 | S$4,795 psm |
Showing 13 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 208 · 4 ROOM | S$3,400 | — |
| Jul 2026 | Blk 208 · 3 ROOM | S$2,950 | — |
| Jul 2026 | Blk 208 · 3 ROOM | S$2,950 | — |
| Jul 2026 | Blk 208 · 3 ROOM | S$2,600 | — |
| May 2026 | Blk 208 · 3 ROOM | S$3,100 | — |
| Mar 2026 | Blk 208 · 3 ROOM | S$2,500 | — |
| Jan 2026 | Blk 208 · 3 ROOM | S$3,900 | — |
| Dec 2025 | Blk 208 · 3 ROOM | S$2,200 | — |
| Nov 2025 | Blk 208 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 208 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 208 · 4 ROOM | S$2,000 | — |
| Jul 2025 | Blk 208 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 208 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 208 · 3 ROOM | S$3,200 | — |
| Dec 2024 | Blk 208 · 4 ROOM | S$3,800 | — |
| Dec 2024 | Blk 208 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 208 · 3 ROOM | S$2,000 | — |
| Apr 2024 | Blk 208 · 3 ROOM | S$2,200 | — |
| Dec 2023 | Blk 208 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 208 · 3 ROOM | S$2,300 | — |
| Jul 2023 | Blk 208 · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 208 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 208 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 208 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 208 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 208 · 4 ROOM | S$2,000 | — |
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 48 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 | 43 years | S$396,370 | S$437,624 | S$473,955 | S$482,244 |
| 10 years | 38 years | S$370,006 | S$451,035 | S$529,033 | S$547,699 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.