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HDB · 560321

Blk 321 Ang Mo Kio Ave 1

Project page · 99-year lease from 1977

Indicative value range
S$427,265 – S$456,400
Indicative mid S$438,418 · S$6,006 psm

Based on 41 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 33310 TO 1268 sqmS$412,000S$6,059 psm×1.000S$6,059 psm
Oct 2026Blk 32010 TO 1273 sqmS$415,000S$5,685 psm×1.000S$5,685 psm
Sept 2026Blk 33004 TO 0668 sqmS$398,000S$5,853 psm×1.000S$5,853 psm
Sept 2026Blk 33101 TO 0368 sqmS$365,000S$5,368 psm×1.000S$5,368 psm
Sept 2026Blk 22004 TO 0667 sqmS$378,000S$5,642 psm×1.000S$5,642 psm
Aug 2026Blk 33307 TO 0968 sqmS$408,000S$6,000 psm×1.000S$6,000 psm
Aug 2026Blk 31904 TO 0673 sqmS$430,000S$5,890 psm×1.000S$5,890 psm
Jul 2026Blk 21910 TO 1267 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Jul 2026Blk 33001 TO 0368 sqmS$375,000S$5,515 psm×1.000S$5,515 psm
Jul 2026Blk 22013 TO 1567 sqmS$368,000S$5,493 psm×1.000S$5,493 psm
Jul 2026Blk 31904 TO 0673 sqmS$432,000S$5,918 psm×1.000S$5,918 psm
Jun 2026Blk 22501 TO 0367 sqmS$418,888S$6,252 psm×1.000S$6,252 psm
Jun 2026Blk 21507 TO 0973 sqmS$430,000S$5,890 psm×1.000S$5,890 psm
Jun 2026Blk 21807 TO 0967 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
Jun 2026Blk 32110 TO 1273 sqmS$460,000S$6,301 psm×1.000S$6,301 psm
May 2026Blk 32007 TO 0973 sqmS$468,000S$6,411 psm×1.000S$6,411 psm
May 2026Blk 21601 TO 0373 sqmS$405,000S$5,548 psm×1.000S$5,548 psm
May 2026Blk 20807 TO 0973 sqmS$415,000S$5,685 psm×1.000S$5,685 psm
May 2026Blk 21810 TO 1267 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
May 2026Blk 20810 TO 1273 sqmS$420,888S$5,766 psm×1.000S$5,766 psm
Apr 2026Blk 33010 TO 1268 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Apr 2026Blk 33007 TO 0968 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Apr 2026Blk 22310 TO 1267 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Mar 2026Blk 31910 TO 1273 sqmS$435,000S$5,959 psm×0.997S$5,941 psm
Mar 2026Blk 33004 TO 0668 sqmS$405,000S$5,956 psm×0.997S$5,938 psm
Mar 2026Blk 33107 TO 0968 sqmS$435,000S$6,397 psm×0.997S$6,378 psm
Mar 2026Blk 33304 TO 0668 sqmS$422,000S$6,206 psm×0.997S$6,188 psm
Feb 2026Blk 32104 TO 0673 sqmS$475,000S$6,507 psm×0.997S$6,488 psm
Feb 2026Blk 33310 TO 1268 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Jan 2026Blk 21510 TO 1273 sqmS$435,000S$5,959 psm×0.997S$5,941 psm
Jan 2026Blk 33307 TO 0982 sqmS$500,000S$6,098 psm×0.997S$6,080 psm
Dec 2025Blk 33207 TO 0968 sqmS$425,000S$6,250 psm×0.996S$6,225 psm
Dec 2025Blk 22504 TO 0667 sqmS$425,000S$6,343 psm×0.996S$6,318 psm
Dec 2025Blk 33301 TO 0368 sqmS$410,000S$6,029 psm×0.996S$6,006 psm
Dec 2025Blk 32004 TO 0673 sqmS$460,000S$6,301 psm×0.996S$6,277 psm
Dec 2025Blk 21504 TO 0673 sqmS$430,888S$5,903 psm×0.996S$5,879 psm
Nov 2025Blk 31907 TO 0973 sqmS$475,888S$6,519 psm×0.996S$6,493 psm
Nov 2025Blk 22501 TO 0367 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Nov 2025Blk 33010 TO 1268 sqmS$430,000S$6,324 psm×0.996S$6,299 psm
Nov 2025Blk 21810 TO 1267 sqmS$404,000S$6,030 psm×0.996S$6,006 psm
Nov 2025Blk 20804 TO 0673 sqmS$430,888S$5,903 psm×0.996S$5,879 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.

7.66% gross yield

S$33,600 of rent a year against the estimate above · 1.54 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 117 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 20263333 ROOMS$3,000
Sept 2026308A3 ROOMS$2,900
Sept 20263323 ROOMS$2,800
Sept 20263313 ROOMS$2,800
Sept 20263313 ROOMS$2,800
Aug 20263213 ROOMS$3,200
Aug 20262163 ROOMS$3,000
Aug 20263323 ROOMS$2,800

median of 117 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 1 since 2025-10.

Buying or selling at S$438,418?

Buying: Stamp duty on S$438,418 · Cash and CPF needed on S$438,418 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$438,418.

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

Primary schools near 321 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
Jun 2026
Blk 321 · 3 ROOM · 10 TO 12 · New Generation · 50 years left
73 sqmS$460,000S$6,301 psm
Feb 2026
Blk 321 · 3 ROOM · 04 TO 06 · New Generation · 50 years left
73 sqmS$475,000S$6,507 psm
Sept 2025
Blk 321 · 3 ROOM · 10 TO 12 · New Generation · 51 years left
88 sqmS$533,888S$6,067 psm
Apr 2025
Blk 321 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
73 sqmS$435,000S$5,959 psm
Mar 2025
Blk 321 · 3 ROOM · 07 TO 09 · New Generation · 51 years left
73 sqmS$463,000S$6,342 psm
Dec 2024
Blk 321 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
88 sqmS$488,000S$5,545 psm
Nov 2024
Blk 321 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
88 sqmS$488,000S$5,545 psm
Sept 2024
Blk 321 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
88 sqmS$490,000S$5,568 psm
May 2024
Blk 321 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
73 sqmS$425,000S$5,822 psm
Mar 2024
Blk 321 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
73 sqmS$415,000S$5,685 psm
Nov 2022
Blk 321 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
73 sqmS$365,000S$5,000 psm
Oct 2022
Blk 321 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
73 sqmS$365,000S$5,000 psm
Jun 2022
Blk 321 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
73 sqmS$368,000S$5,041 psm
Dec 2021
Blk 321 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
73 sqmS$360,000S$4,932 psm
See more

Showing 14 of 67.

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$412,878S$455,851S$493,695S$502,329
10 years39 yearsS$385,416S$469,820S$551,066S$570,510

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.