Blk 221 Ang Mo Kio Ave 1
Project page · 99-year lease from 1993
Based on 13 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 221 | 04 TO 06 | 102 sqm | S$605,000 | S$5,931 psm | ×1.000 | S$5,931 psm |
| Jun 2026 | Blk 222 | 01 TO 03 | 102 sqm | S$650,800 | S$6,380 psm | ×1.000 | S$6,380 psm |
| Oct 2025 | Blk 336 | 07 TO 09 | 91 sqm | S$570,000 | S$6,264 psm | ×0.996 | S$6,239 psm |
| Sept 2025 | Blk 337 | 01 TO 03 | 91 sqm | S$530,000 | S$5,824 psm | ×0.996 | S$5,798 psm |
| Aug 2025 | Blk 335 | 04 TO 06 | 91 sqm | S$580,000 | S$6,374 psm | ×0.996 | S$6,345 psm |
| Aug 2025 | Blk 336 | 04 TO 06 | 91 sqm | S$538,888 | S$5,922 psm | ×0.996 | S$5,896 psm |
| Aug 2025 | Blk 334 | 04 TO 06 | 91 sqm | S$538,888 | S$5,922 psm | ×0.996 | S$5,896 psm |
| Jul 2025 | Blk 337 | 07 TO 09 | 91 sqm | S$553,000 | S$6,077 psm | ×0.996 | S$6,050 psm |
| Jul 2025 | Blk 337 | 01 TO 03 | 91 sqm | S$520,000 | S$5,714 psm | ×0.996 | S$5,689 psm |
| May 2025 | Blk 336 | 07 TO 09 | 91 sqm | S$600,000 | S$6,593 psm | ×1.000 | S$6,590 psm |
| Jan 2025 | Blk 337 | 13 TO 15 | 91 sqm | S$582,000 | S$6,396 psm | ×1.009 | S$6,453 psm |
| Jan 2025 | Blk 337 | 10 TO 12 | 91 sqm | S$530,000 | S$5,824 psm | ×1.009 | S$5,876 psm |
| Nov 2024 | Blk 221 | 04 TO 06 | 102 sqm | S$598,000 | S$5,863 psm | ×1.025 | S$6,008 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.
6.85% gross yield
S$42,000 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 60 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 207 | 4 ROOM | S$3,800 |
| Sept 2026 | 310B | 4 ROOM | S$3,700 |
| Sept 2026 | 334 | 4 ROOM | S$3,500 |
| Sept 2026 | 226 | 4 ROOM | S$3,500 |
| Sept 2026 | 334 | 4 ROOM | S$3,300 |
| Aug 2026 | 306 | 4 ROOM | S$3,600 |
| Aug 2026 | 337 | 4 ROOM | S$3,400 |
| Aug 2026 | 208 | 4 ROOM | S$3,400 |
median of 60 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 1 since 2025-10.
Buying or selling at S$612,807?
Buying: Stamp duty on S$612,807 · Cash and CPF needed on S$612,807 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$612,807.
Each opens with this figure filled in; change anything there.
Primary schools near 221 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 · 232 m · no 2025 Phase 2C ballot
- Ai Tong School · 880 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 899 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Mayflower Primary School · 1,113 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,200 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,298 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,425 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,663 m
- Anderson Primary School · 1,937 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 221 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 102 sqm | S$605,000 | S$5,931 psm |
| May 2025 | Blk 221 · 5 ROOM · 07 TO 09 · Improved · 67 years left | 126 sqm | S$850,000 | S$6,746 psm |
| Nov 2024 | Blk 221 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 102 sqm | S$598,000 | S$5,863 psm |
| Oct 2024 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 102 sqm | S$620,000 | S$6,078 psm |
| Sept 2023 | Blk 221 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 106 sqm | S$610,000 | S$5,755 psm |
| Apr 2022 | Blk 221 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 127 sqm | S$650,000 | S$5,118 psm |
Showing 6 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2025 | Blk 221 · 5 ROOM | S$3,800 | — |
| Jan 2025 | Blk 221 · 4 ROOM | S$3,100 | — |
| Dec 2024 | Blk 221 · 5 ROOM | S$4,350 | — |
| Aug 2024 | Blk 221 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 221 · 4 ROOM | S$3,100 | — |
| Feb 2023 | Blk 221 · 5 ROOM | S$3,800 | — |
| Feb 2023 | Blk 221 · 4 ROOM | S$2,400 | — |
| Jan 2023 | Blk 221 · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 221 · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 221 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 221 · 4 ROOM | S$2,250 | — |
| Feb 2022 | Blk 221 · 5 ROOM | S$2,900 | — |
| Dec 2021 | Blk 221 · 4 ROOM | S$2,200 | — |
| Aug 2021 | Blk 221 · 5 ROOM | S$2,250 | — |
| Aug 2021 | Blk 221 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 221 · 5 ROOM | S$2,500 | — |
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 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$593,674 | S$655,464 | S$709,880 | S$722,295 |
| 10 years | 55 years | S$572,773 | S$698,208 | S$818,949 | S$847,845 |
| 20 years | 45 years | S$519,226 | S$771,542 | S$1,061,462 | S$1,137,687 |
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.