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HDB · 560256

Blk 256 Ang Mo Kio Ave 4

Project page · 99-year lease from 1977

Indicative value range
S$428,674 – S$466,740
Indicative mid S$450,882 · S$6,176 psm

Based on 45 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 10601 TO 0374 sqmS$398,888S$5,390 psm×1.000S$5,390 psm
Sept 2026Blk 62904 TO 0667 sqmS$368,000S$5,493 psm×1.000S$5,493 psm
Sept 2026Blk 62410 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Sept 2026Blk 15604 TO 0668 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Aug 2026Blk 25610 TO 1273 sqmS$440,000S$6,027 psm×1.000S$6,027 psm
Aug 2026Blk 25504 TO 0673 sqmS$417,500S$5,719 psm×1.000S$5,719 psm
Aug 2026Blk 63107 TO 0967 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Jul 2026Blk 63104 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jul 2026Blk 63110 TO 1267 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 10807 TO 0967 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Jul 2026Blk 11704 TO 0674 sqmS$463,000S$6,257 psm×1.000S$6,257 psm
Jul 2026Blk 11801 TO 0374 sqmS$410,000S$5,541 psm×1.000S$5,541 psm
Jul 2026Blk 60704 TO 0668 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Jun 2026Blk 17304 TO 0683 sqmS$480,000S$5,783 psm×1.000S$5,783 psm
Jun 2026Blk 62901 TO 0367 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Jun 2026Blk 64404 TO 0675 sqmS$445,000S$5,933 psm×1.000S$5,933 psm
Jun 2026Blk 15610 TO 1268 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Jun 2026Blk 25504 TO 0673 sqmS$408,000S$5,589 psm×1.000S$5,589 psm
Apr 2026Blk 10904 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Apr 2026Blk 10610 TO 1274 sqmS$450,000S$6,081 psm×1.000S$6,081 psm
Mar 2026Blk 11410 TO 1274 sqmS$460,000S$6,216 psm×0.997S$6,198 psm
Mar 2026Blk 63110 TO 1267 sqmS$440,000S$6,567 psm×0.997S$6,548 psm
Mar 2026Blk 63104 TO 0667 sqmS$440,000S$6,567 psm×0.997S$6,548 psm
Mar 2026Blk 63107 TO 0967 sqmS$423,000S$6,313 psm×0.997S$6,295 psm
Mar 2026Blk 11210 TO 1274 sqmS$441,666S$5,968 psm×0.997S$5,951 psm
Feb 2026Blk 25501 TO 0373 sqmS$418,000S$5,726 psm×0.997S$5,709 psm
Feb 2026Blk 11701 TO 0374 sqmS$442,000S$5,973 psm×0.997S$5,955 psm
Feb 2026Blk 17404 TO 0669 sqmS$470,000S$6,812 psm×0.997S$6,792 psm
Feb 2026Blk 11004 TO 0682 sqmS$455,000S$5,549 psm×0.997S$5,532 psm
Jan 2026Blk 17407 TO 0969 sqmS$490,888S$7,114 psm×0.997S$7,093 psm
Jan 2026Blk 15704 TO 0669 sqmS$434,000S$6,290 psm×0.997S$6,271 psm
Dec 2025Blk 11710 TO 1274 sqmS$475,000S$6,419 psm×0.996S$6,394 psm
Dec 2025Blk 63107 TO 0967 sqmS$428,000S$6,388 psm×0.996S$6,363 psm
Dec 2025Blk 15601 TO 0368 sqmS$400,888S$5,895 psm×0.996S$5,872 psm
Dec 2025Blk 17807 TO 0982 sqmS$480,000S$5,854 psm×0.996S$5,831 psm
Dec 2025Blk 62407 TO 0968 sqmS$435,000S$6,397 psm×0.996S$6,372 psm
Dec 2025Blk 10910 TO 1267 sqmS$426,000S$6,358 psm×0.996S$6,333 psm
Dec 2025Blk 63110 TO 1267 sqmS$408,000S$6,090 psm×0.996S$6,066 psm
Nov 2025Blk 25504 TO 0673 sqmS$440,000S$6,027 psm×0.996S$6,004 psm
Nov 2025Blk 11807 TO 0974 sqmS$480,000S$6,486 psm×0.996S$6,461 psm
Nov 2025Blk 10704 TO 0674 sqmS$480,000S$6,486 psm×0.996S$6,461 psm
Nov 2025Blk 15701 TO 0369 sqmS$405,888S$5,882 psm×0.996S$5,859 psm
Nov 2025Blk 17401 TO 0369 sqmS$474,888S$6,882 psm×0.996S$6,855 psm
Nov 2025Blk 64404 TO 0675 sqmS$440,000S$5,867 psm×0.996S$5,844 psm
Nov 2025Blk 11204 TO 0674 sqmS$445,000S$6,014 psm×0.996S$5,990 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.

7.45% gross yield

S$33,600 of rent a year against the estimate above · 1.75 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

ApprovedBlockFlatRent a month
Sept 20261063 ROOMS$3,300
Sept 20261063 ROOMS$3,200
Sept 20261123 ROOMS$3,200
Sept 20261103 ROOMS$3,100
Sept 20262553 ROOMS$3,100
Sept 20261183 ROOMS$3,100
Sept 20266073 ROOMS$3,000
Sept 20261183 ROOMS$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$450,882?

Buying: Stamp duty on S$450,882 · Cash and CPF needed on S$450,882 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$450,882.

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

Primary schools near 256 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 2026
Blk 256 · 3 ROOM · 10 TO 12 · New Generation · 50 years left
73 sqmS$440,000S$6,027 psm
Aug 2025
Blk 256 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
73 sqmS$455,000S$6,233 psm
Apr 2025
Blk 256 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
73 sqmS$465,000S$6,370 psm
Dec 2024
Blk 256 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
88 sqmS$555,000S$6,307 psm
Dec 2024
Blk 256 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
73 sqmS$450,000S$6,164 psm
Dec 2024
Blk 256 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
73 sqmS$436,000S$5,973 psm
Nov 2024
Blk 256 · 5 ROOM · 01 TO 03 · Adjoined flat · 52 years left
146 sqmS$1,068,000S$7,315 psm
Jul 2024
Blk 256 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
73 sqmS$480,000S$6,575 psm
Jan 2024
Blk 256 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
73 sqmS$430,000S$5,890 psm
Jul 2023
Blk 256 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
98 sqmS$540,000S$5,510 psm
Mar 2023
Blk 256 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
73 sqmS$428,888S$5,875 psm
Jan 2023
Blk 256 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
73 sqmS$430,000S$5,890 psm
Nov 2022
Blk 256 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
73 sqmS$368,000S$5,041 psm
Aug 2022
Blk 256 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
73 sqmS$368,000S$5,041 psm
May 2022
Blk 256 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
73 sqmS$370,000S$5,068 psm
Dec 2021
Blk 256 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
73 sqmS$370,000S$5,068 psm
See more

Showing 16 of 78.

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$424,617S$468,811S$507,731S$516,611
10 years39 yearsS$396,374S$483,177S$566,734S$586,730

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.