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HDB · 560317

Blk 317 Ang Mo Kio St 31

Project page · 99-year lease from 1994

Indicative value range
S$1,012,162 – S$1,158,394
Indicative mid S$1,129,091 · S$8,182 psm

Based on 29 sales in projects within 1 km, last 24 months. Search widened 3 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 292 · 857 m07 TO 09121 sqmS$1,120,000S$9,256 psm×1.000S$9,256 psm
Sept 2026Blk 216 · 913 m07 TO 09137 sqmS$1,148,000S$8,380 psm×1.000S$8,380 psm
Aug 2026Blk 207 · 913 m04 TO 06137 sqmS$1,160,000S$8,467 psm×1.000S$8,467 psm
Jul 2026Blk 249 · 857 m07 TO 09132 sqmS$1,080,000S$8,182 psm×1.000S$8,182 psm
Jul 2026Blk 221 · 913 m01 TO 03121 sqmS$970,000S$8,017 psm×1.000S$8,017 psm
Jun 2026Blk 249 · 857 m10 TO 12132 sqmS$1,100,000S$8,333 psm×1.000S$8,333 psm
May 2026Blk 222 · 588 m07 TO 09127 sqmS$770,000S$6,063 psm×1.000S$6,063 psm
May 2026Blk 293 · 857 m10 TO 12123 sqmS$895,000S$7,276 psm×1.000S$7,276 psm
May 2026Blk 216 · 913 m13 TO 15137 sqmS$1,150,000S$8,394 psm×1.000S$8,394 psm
Mar 2026Blk 239 · 857 m04 TO 06133 sqmS$1,090,000S$8,195 psm×0.997S$8,171 psm
Feb 2026Blk 250 · 857 m04 TO 06131 sqmS$1,080,000S$8,244 psm×0.997S$8,220 psm
Dec 2025Blk 242 · 857 m01 TO 03121 sqmS$1,050,000S$8,678 psm×0.996S$8,644 psm
Oct 2025Blk 31716 TO 18139 sqmS$1,068,000S$7,683 psm×0.996S$7,653 psm
Sept 2025Blk 293 · 857 m19 TO 21123 sqmS$1,133,000S$9,211 psm×0.996S$9,171 psm
Aug 2025Blk 259 · 857 m10 TO 12133 sqmS$1,080,000S$8,120 psm×0.996S$8,084 psm
Jul 2025Blk 102 · 266 m07 TO 09127 sqmS$868,000S$6,835 psm×0.996S$6,804 psm
Jul 2025Blk 293 · 857 m10 TO 12121 sqmS$1,068,000S$8,826 psm×0.996S$8,787 psm
Jun 2025Blk 214 · 913 m01 TO 03139 sqmS$980,000S$7,050 psm×1.000S$7,047 psm
Jun 2025Blk 223 · 913 m01 TO 03121 sqmS$975,000S$8,058 psm×1.000S$8,054 psm
Jun 2025Blk 220 · 913 m01 TO 03139 sqmS$1,020,000S$7,338 psm×1.000S$7,335 psm
May 2025Blk 221 · 588 m07 TO 09126 sqmS$850,000S$6,746 psm×1.000S$6,743 psm
May 2025Blk 211 · 913 m10 TO 12137 sqmS$1,130,000S$8,248 psm×1.000S$8,244 psm
Apr 2025Blk 234 · 266 m01 TO 03125 sqmS$820,000S$6,560 psm×1.000S$6,557 psm
Apr 2025Blk 292 · 857 m07 TO 09123 sqmS$1,070,000S$8,699 psm×1.000S$8,695 psm
Apr 2025Blk 251 · 857 m04 TO 06121 sqmS$1,000,000S$8,264 psm×1.000S$8,260 psm
Mar 2025Blk 207 · 913 m13 TO 15135 sqmS$1,080,000S$8,000 psm×1.009S$8,072 psm
Feb 2025Blk 204 · 913 m13 TO 15132 sqmS$1,105,000S$8,371 psm×1.009S$8,446 psm
Nov 2024Blk 222 · 588 m07 TO 09126 sqmS$825,000S$6,548 psm×1.025S$6,710 psm
Nov 2024Blk 242 · 857 m07 TO 09136 sqmS$1,110,000S$8,162 psm×1.025S$8,364 psm

How accurate is this estimate for Ang Mo Kio St 31?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Ang Mo Kio St 31 since.

Median error
5.9%

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.

3.85% gross yield

S$43,500 of rent a year against the estimate above · 1.83 points below flats like it

Homes like this rent for about S$3,625 a month, the middle of 16 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 2026309A5 ROOMS$4,000
Aug 2026315A5 ROOMS$3,800
Jul 2026315B5 ROOMS$3,800
Jul 2026316A5 ROOMS$3,550
Jun 2026309A5 ROOMS$3,500
May 2026309A5 ROOMS$3,800
Apr 2026315A5 ROOMS$3,400
Mar 2026316A5 ROOMS$4,000

median of 16 HDB rental approvals for 5 ROOM on Ang Mo Kio St 31 since 2025-10.

Buying or selling at S$1,129,091?

Buying: Stamp duty on S$1,129,091 · Cash and CPF needed on S$1,129,091 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,129,091.

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

Primary schools near 317 Ang Mo Kio St 31

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
Oct 2026
Blk 317 · 4 ROOM · 01 TO 03 · Model A · 67 years left
113 sqmS$670,000S$5,929 psm
Oct 2025
Blk 317 · 5 ROOM · 16 TO 18 · Model A · 68 years left
139 sqmS$1,068,000S$7,683 psm
Aug 2024
Blk 317 · 5 ROOM · 07 TO 09 · Model A · 69 years left
134 sqmS$940,000S$7,015 psm
Jan 2024
Blk 317 · 5 ROOM · 04 TO 06 · Model A · 70 years left
138 sqmS$920,000S$6,667 psm
Aug 2023
Blk 317 · 5 ROOM · 16 TO 18 · Model A · 70 years left
139 sqmS$955,000S$6,871 psm
Jul 2022
Blk 317 · 5 ROOM · 07 TO 09 · Improved · 72 years left
127 sqmS$810,000S$6,378 psm
Jun 2022
Blk 317 · 4 ROOM · 01 TO 03 · Model A · 72 years left
113 sqmS$650,000S$5,752 psm
See more

Showing 7 of 39.

Sale prices as filed in caveats.

Where the lease takes this

About 66 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 years61 yearsS$1,093,839S$1,207,686S$1,307,947S$1,330,822
10 years56 yearsS$1,055,330S$1,286,441S$1,508,906S$1,562,146
20 years46 yearsS$956,669S$1,421,559S$1,955,734S$2,096,179

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.