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HDB · 560218

Blk 218 Ang Mo Kio Ave 1

Project page · 99-year lease from 1976

Indicative value range
S$379,000 – S$395,206
Indicative mid S$388,000 · S$5,791 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 21807 TO 0967 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
May 2026Blk 21810 TO 1267 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Nov 2025Blk 21810 TO 1267 sqmS$404,000S$6,030 psm×0.996S$6,006 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.

8.66% gross yield

S$33,600 of rent a year against the estimate above · 0.54 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

ApprovedBlockFlatRent a month
Sept 20263333 ROOMS$3,000
Sept 2026308A3 ROOMS$2,900
Sept 20263323 ROOMS$2,800
Sept 20263313 ROOMS$2,800
Sept 20263313 ROOMS$2,800
Aug 20263213 ROOMS$3,200
Aug 20262163 ROOMS$3,000
Aug 20263323 ROOMS$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$388,000?

Buying: Stamp duty on S$388,000 · Cash and CPF needed on S$388,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$388,000.

Each opens with this figure filled in; change anything there.

Primary schools near 218 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 218 · 3 ROOM · 04 TO 06 · New Generation · 49 years left
excluded: outlier
82 sqmS$415,000S$5,061 psm
Jun 2026
Blk 218 · 3 ROOM · 07 TO 09 · New Generation · 49 years left
67 sqmS$388,000S$5,791 psm
May 2026
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 49 years left
67 sqmS$370,000S$5,522 psm
Apr 2026
Blk 218 · 4 ROOM · 10 TO 12 · New Generation · 49 years left
excluded: outlier
82 sqmS$550,000S$6,707 psm
Nov 2025
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 50 years left
67 sqmS$404,000S$6,030 psm
Sept 2025
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 50 years left
82 sqmS$468,000S$5,707 psm
May 2025
Blk 218 · 3 ROOM · 04 TO 06 · New Generation · 50 years left
67 sqmS$420,000S$6,269 psm
Mar 2025
Blk 218 · 4 ROOM · 07 TO 09 · New Generation · 50 years left
82 sqmS$518,000S$6,317 psm
Jan 2025
Blk 218 · 3 ROOM · 07 TO 09 · New Generation · 50 years left
67 sqmS$420,000S$6,269 psm
Oct 2024
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
67 sqmS$428,000S$6,388 psm
Aug 2024
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
67 sqmS$383,000S$5,716 psm
Jul 2024
Blk 218 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
67 sqmS$370,000S$5,522 psm
May 2024
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
67 sqmS$418,000S$6,239 psm
Apr 2024
Blk 218 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
67 sqmS$355,000S$5,299 psm
Mar 2024
Blk 218 · 4 ROOM · 04 TO 06 · New Generation · 51 years left
excluded: outlier
82 sqmS$525,888S$6,413 psm
Feb 2024
Blk 218 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
67 sqmS$358,888S$5,357 psm
Nov 2022
Blk 218 · 3 ROOM · 13 TO 15 · New Generation · 53 years left
67 sqmS$360,000S$5,373 psm
Aug 2022
Blk 218 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
excluded: outlier
82 sqmS$528,000S$6,439 psm
Mar 2022
Blk 218 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$345,000S$5,149 psm
See more

Showing 19 of 87.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$365,397S$403,428S$436,920S$444,562
10 years38 yearsS$341,093S$415,791S$487,694S$504,901

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.