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HDB · 560304

Blk 304 Ang Mo Kio Ave 1

Project page · 99-year lease from 1977

Indicative value range
S$542,500 – S$584,464
Indicative mid S$580,000 · S$5,979 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 30404 TO 0697 sqmS$505,000S$5,206 psm×1.000S$5,206 psm
Aug 2026Blk 30407 TO 0997 sqmS$580,000S$5,979 psm×1.000S$5,979 psm
Jul 2026Blk 30404 TO 0698 sqmS$595,000S$6,071 psm×1.000S$6,071 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.

7.24% gross yield

S$42,000 of rent a year against the estimate above · 0.76 points below 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 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 20262074 ROOMS$3,800
Sept 2026310B4 ROOMS$3,700
Sept 20263344 ROOMS$3,500
Sept 20262264 ROOMS$3,500
Sept 20263344 ROOMS$3,300
Aug 20263064 ROOMS$3,600
Aug 20263374 ROOMS$3,400
Aug 20262084 ROOMS$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$580,000?

Buying: Stamp duty on S$580,000 · Cash and CPF needed on S$580,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$580,000.

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

Primary schools near 304 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 304 · 4 ROOM · 04 TO 06 · New Generation · 50 years left
97 sqmS$505,000S$5,206 psm
Aug 2026
Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 50 years left
97 sqmS$580,000S$5,979 psm
Jul 2026
Blk 304 · 4 ROOM · 04 TO 06 · New Generation · 50 years left
98 sqmS$595,000S$6,071 psm
Jul 2025
Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 51 years left
97 sqmS$630,000S$6,495 psm
Mar 2025
Blk 304 · 4 ROOM · 10 TO 12 · New Generation · 51 years left
98 sqmS$630,000S$6,429 psm
Nov 2024
Blk 304 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
98 sqmS$608,000S$6,204 psm
Dec 2023
Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 52 years left
excluded: outlier
97 sqmS$630,000S$6,495 psm
Mar 2023
Blk 304 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
97 sqmS$560,000S$5,773 psm
Jun 2022
Blk 304 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
97 sqmS$485,000S$5,000 psm
See more

Showing 9 of 45.

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$546,213S$603,063S$653,129S$664,551
10 years39 yearsS$509,882S$621,543S$729,027S$754,750

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.