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HDB · 560254

Blk 254 Ang Mo Kio Ave 4

Project page · 99-year lease from 1977

Indicative value range
S$539,628 – S$594,800
Indicative mid S$570,523 · S$5,882 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 17810 TO 1293 sqmS$568,000S$6,108 psm×1.000S$6,108 psm
Sept 2026Blk 25510 TO 1298 sqmS$585,000S$5,969 psm×1.000S$5,969 psm
Sept 2026Blk 61201 TO 0391 sqmS$450,000S$4,945 psm×1.000S$4,945 psm
Aug 2026Blk 17804 TO 0693 sqmS$525,000S$5,645 psm×1.000S$5,645 psm
Jul 2026Blk 17510 TO 1291 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Jun 2026Blk 11301 TO 0392 sqmS$505,000S$5,489 psm×1.000S$5,489 psm
May 2026Blk 11701 TO 0390 sqmS$532,000S$5,911 psm×1.000S$5,911 psm
Mar 2026Blk 17707 TO 0991 sqmS$558,000S$6,132 psm×0.997S$6,114 psm
Mar 2026Blk 10804 TO 0683 sqmS$515,000S$6,205 psm×0.997S$6,187 psm
Mar 2026Blk 61201 TO 0391 sqmS$495,000S$5,440 psm×0.997S$5,424 psm
Mar 2026Blk 61201 TO 0391 sqmS$510,000S$5,604 psm×0.997S$5,588 psm
Mar 2026Blk 61004 TO 0693 sqmS$545,000S$5,860 psm×0.997S$5,843 psm
Mar 2026Blk 17110 TO 1298 sqmS$635,000S$6,480 psm×0.997S$6,460 psm
Feb 2026Blk 17707 TO 0991 sqmS$580,000S$6,374 psm×0.997S$6,355 psm
Feb 2026Blk 61204 TO 0691 sqmS$520,000S$5,714 psm×0.997S$5,697 psm
Feb 2026Blk 11710 TO 1290 sqmS$550,000S$6,111 psm×0.997S$6,093 psm
Jan 2026Blk 60704 TO 0693 sqmS$500,000S$5,376 psm×0.997S$5,360 psm
Jan 2026Blk 62904 TO 06104 sqmS$528,000S$5,077 psm×0.997S$5,062 psm
Jan 2026Blk 62901 TO 0394 sqmS$500,000S$5,319 psm×0.997S$5,303 psm
Jan 2026Blk 10707 TO 0999 sqmS$650,000S$6,566 psm×0.997S$6,546 psm
Jan 2026Blk 17301 TO 0392 sqmS$540,000S$5,870 psm×0.997S$5,852 psm
Dec 2025Blk 10907 TO 0992 sqmS$588,000S$6,391 psm×0.996S$6,366 psm
Dec 2025Blk 10910 TO 1292 sqmS$585,000S$6,359 psm×0.996S$6,334 psm
Dec 2025Blk 17701 TO 0392 sqmS$540,000S$5,870 psm×0.996S$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.

7.15% gross yield

S$40,800 of rent a year against the estimate above · 0.85 points below 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 40 to 49 years of lease left yield 8.00%, from 23 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 20261134 ROOMS$3,800
Sept 20266294 ROOMS$3,600
Sept 20261554 ROOMS$3,300
Sept 20266314 ROOMS$3,000
Aug 20261124 ROOMS$4,000
Aug 20261184 ROOMS$3,500
Aug 20262544 ROOMS$3,500
Aug 20262554 ROOMS$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$570,523?

Buying: Stamp duty on S$570,523 · Cash and CPF needed on S$570,523 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$570,523.

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

Primary schools near 254 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2024
Blk 254 · 4 ROOM · 10 TO 12 · New Generation · 52 years left
98 sqmS$590,000S$6,020 psm
Mar 2024
Blk 254 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
97 sqmS$470,000S$4,845 psm
May 2023
Blk 254 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
97 sqmS$571,000S$5,887 psm
May 2023
Blk 254 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
97 sqmS$530,000S$5,464 psm
Dec 2022
Blk 254 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
97 sqmS$490,000S$5,052 psm
See more

Showing 5 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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 years44 yearsS$537,288S$593,209S$642,457S$653,693
10 years39 yearsS$501,551S$611,388S$717,115S$742,418

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.