Blk 259 Ang Mo Kio Ave 2
Project page · 99-year lease from 1982
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 259 | 22 TO 24 | 135 sqm | S$999,888 | S$7,407 psm | ×1.000 | S$7,407 psm |
| May 2026 | Blk 259 | 19 TO 21 | 135 sqm | S$1,030,000 | S$7,630 psm | ×1.000 | S$7,630 psm |
| Mar 2025 | Blk 259 | 25 TO 27 | 135 sqm | S$960,000 | S$7,111 psm | ×1.009 | S$7,175 psm |
| Jan 2025 | Blk 259 | 04 TO 06 | 135 sqm | S$910,000 | S$6,741 psm | ×1.009 | S$6,801 psm |
| Dec 2024 | Blk 259 | 07 TO 09 | 135 sqm | S$928,000 | S$6,874 psm | ×1.025 | S$7,044 psm |
How accurate is this estimate for Ang Mo Kio Ave 2?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.96% gross yield
S$48,000 of rent a year against the estimate above · 0.92 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Apr 2026 | 259 | 5 ROOM | S$4,000 |
median of 1 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 2 since 2025-10.
Buying or selling at S$968,597?
Buying: Stamp duty on S$968,597 · Cash and CPF needed on S$968,597 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$968,597.
Each opens with this figure filled in; change anything there.
Primary schools near 259 Ang Mo Kio Ave 2
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) · 383 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 755 m · no 2025 Phase 2C ballot
- Ai Tong School · 786 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Mayflower Primary School · 1,478 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anderson Primary School · 1,994 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 |
|---|---|---|---|---|
| Sept 2026 | Blk 259 · 5 ROOM · 22 TO 24 · Model A · 55 years left | 135 sqm | S$999,888 | S$7,407 psm |
| May 2026 | Blk 259 · 5 ROOM · 19 TO 21 · Model A · 55 years left | 135 sqm | S$1,030,000 | S$7,630 psm |
| Mar 2025 | Blk 259 · 5 ROOM · 25 TO 27 · Model A · 56 years left | 135 sqm | S$960,000 | S$7,111 psm |
| Jan 2025 | Blk 259 · 5 ROOM · 04 TO 06 · Model A · 56 years left | 135 sqm | S$910,000 | S$6,741 psm |
| Dec 2024 | Blk 259 · 5 ROOM · 07 TO 09 · Model A · 56 years left | 135 sqm | S$928,000 | S$6,874 psm |
| Aug 2024 | Blk 259 · 5 ROOM · 19 TO 21 · Model A · 57 years left | 135 sqm | S$960,000 | S$7,111 psm |
| Mar 2024 | Blk 259 · 5 ROOM · 22 TO 24 · Model A · 57 years left | 135 sqm | S$970,000 | S$7,185 psm |
| Jan 2024 | Blk 259 · 5 ROOM · 22 TO 24 · Model A · 57 years left | 135 sqm | S$950,000 | S$7,037 psm |
| Nov 2023 | Blk 259 · 5 ROOM · 13 TO 15 · Model A · 57 years left | 135 sqm | S$775,000 | S$5,741 psm |
| Mar 2023 | Blk 259 · 5 ROOM · 10 TO 12 · Model A · 58 years left | 135 sqm | S$850,000 | S$6,296 psm |
| Feb 2023 | Blk 259 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 135 sqm | S$762,000 | S$5,644 psm |
| Jan 2023 | Blk 259 · 5 ROOM · 13 TO 15 · Model A · 58 years left | 135 sqm | S$790,000 | S$5,852 psm |
| Dec 2022 | Blk 259 · 5 ROOM · 25 TO 27 · Model A · 58 years left | 135 sqm | S$868,000 | S$6,430 psm |
| Aug 2022 | Blk 259 · 5 ROOM · 19 TO 21 · Model A · 59 years left | 135 sqm | S$860,000 | S$6,370 psm |
| Jun 2022 | Blk 259 · 5 ROOM · 10 TO 12 · Model A · 59 years left | 135 sqm | S$785,000 | S$5,815 psm |
| Nov 2021 | Blk 259 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 135 sqm | S$641,000 | S$4,748 psm |
Showing 16 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 259 · 5 ROOM | S$4,000 | — |
| Sept 2025 | Blk 259 · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 259 · 5 ROOM | S$4,200 | — |
| Nov 2024 | Blk 259 · 5 ROOM | S$3,800 | — |
| Oct 2024 | Blk 259 · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 259 · 5 ROOM | S$3,100 | — |
| Nov 2023 | Blk 259 · 5 ROOM | S$3,800 | — |
| Aug 2023 | Blk 259 · 5 ROOM | S$4,200 | — |
| Jun 2023 | Blk 259 · 5 ROOM | S$2,800 | — |
| Nov 2022 | Blk 259 · 5 ROOM | S$3,000 | — |
| Aug 2022 | Blk 259 · 5 ROOM | S$3,100 | — |
| Feb 2022 | Blk 259 · 5 ROOM | S$3,300 | — |
| Nov 2021 | Blk 259 · 5 ROOM | S$3,000 | — |
| Nov 2021 | Blk 259 · 5 ROOM | S$2,850 | — |
| Jul 2021 | Blk 259 · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 259 · 5 ROOM | S$1,900 | — |
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 54 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 | 49 years | S$919,807 | S$1,015,541 | S$1,099,850 | S$1,119,085 |
| 10 years | 44 years | S$866,224 | S$1,055,922 | S$1,238,523 | S$1,282,223 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.