Blk 255 Ang Mo Kio Ave 4
Project page · 99-year lease from 1977
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 255 | 04 TO 06 | 73 sqm | S$417,500 | S$5,719 psm | ×1.000 | S$5,719 psm |
| Jun 2026 | Blk 255 | 04 TO 06 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,589 psm |
| Feb 2026 | Blk 255 | 01 TO 03 | 73 sqm | S$418,000 | S$5,726 psm | ×0.997 | S$5,709 psm |
| Nov 2025 | Blk 255 | 04 TO 06 | 73 sqm | S$440,000 | S$6,027 psm | ×0.996 | S$6,004 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.
8.05% gross yield
S$33,600 of rent a year against the estimate above · 1.15 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 192 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 | 106 | 3 ROOM | S$3,300 |
| Sept 2026 | 106 | 3 ROOM | S$3,200 |
| Sept 2026 | 112 | 3 ROOM | S$3,200 |
| Sept 2026 | 110 | 3 ROOM | S$3,100 |
| Sept 2026 | 255 | 3 ROOM | S$3,100 |
| Sept 2026 | 118 | 3 ROOM | S$3,100 |
| Sept 2026 | 607 | 3 ROOM | S$3,000 |
| Sept 2026 | 118 | 3 ROOM | S$3,000 |
median of 192 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$417,134?
Buying: Stamp duty on S$417,134 · Cash and CPF needed on S$417,134 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$417,134.
Each opens with this figure filled in; change anything there.
Primary schools near 255 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) · 188 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 420 m · no 2025 Phase 2C ballot
1 to 2 km
- Ai Tong School · 1,049 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mayflower Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anderson Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Ghee Primary School · 1,821 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,852 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,966 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 255 · 4 ROOM · 10 TO 12 · New Generation · 50 years left | 98 sqm | S$585,000 | S$5,969 psm |
| Aug 2026 | Blk 255 · 3 ROOM · 04 TO 06 · New Generation · 50 years left | 73 sqm | S$417,500 | S$5,719 psm |
| Jun 2026 | Blk 255 · 3 ROOM · 04 TO 06 · New Generation · 50 years left | 73 sqm | S$408,000 | S$5,589 psm |
| Feb 2026 | Blk 255 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 73 sqm | S$418,000 | S$5,726 psm |
| Nov 2025 | Blk 255 · 3 ROOM · 04 TO 06 · New Generation · 51 years left | 73 sqm | S$440,000 | S$6,027 psm |
| Sept 2025 | Blk 255 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Mar 2025 | Blk 255 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 73 sqm | S$460,000 | S$6,301 psm |
| Jan 2025 | Blk 255 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 73 sqm | S$452,888 | S$6,204 psm |
| Jan 2025 | Blk 255 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 73 sqm | S$440,000 | S$6,027 psm |
| Mar 2024 | Blk 255 · 3 ROOM · 10 TO 12 · New Generation · 52 years left | 73 sqm | S$465,000 | S$6,370 psm |
| Sept 2023 | Blk 255 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$360,000 | S$4,932 psm |
| Jul 2023 | Blk 255 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 73 sqm | S$398,000 | S$5,452 psm |
| Jun 2023 | Blk 255 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$368,000 | S$5,041 psm |
| Nov 2021 | Blk 255 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 73 sqm | S$338,000 | S$4,630 psm |
Showing 14 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 255 · 3 ROOM | S$3,100 | — |
| Aug 2026 | Blk 255 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 255 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 255 · 3 ROOM | S$3,100 | — |
| Apr 2026 | Blk 255 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 255 · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 255 · 3 ROOM | S$3,050 | — |
| Feb 2026 | Blk 255 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 255 · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 255 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 255 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 255 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 255 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 255 · 3 ROOM | S$2,650 | — |
| Aug 2024 | Blk 255 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 255 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 255 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 255 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 255 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 255 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 255 · 3 ROOM | S$3,050 | — |
| Mar 2023 | Blk 255 · 3 ROOM | S$1,800 | — |
| Jan 2023 | Blk 255 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 255 · 3 ROOM | S$2,800 | — |
| Nov 2022 | Blk 255 · 3 ROOM | S$1,750 | — |
| Jun 2022 | Blk 255 · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 255 · 3 ROOM | S$2,400 | — |
| Mar 2022 | Blk 255 · 3 ROOM | S$1,750 | — |
| Mar 2022 | Blk 255 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 255 · 3 ROOM | S$2,500 | — |
| Jun 2021 | Blk 255 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 255 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 255 · 3 ROOM | S$2,100 | — |
| Apr 2021 | Blk 255 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 255 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 255 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 255 · 3 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 44 years | S$392,834 | S$433,720 | S$469,728 | S$477,943 |
| 10 years | 39 years | S$366,705 | S$447,012 | S$524,314 | S$542,813 |
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.