Blk 326 Ang Mo Kio Ave 3
Project page · 99-year lease from 1977
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 326 | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Mar 2026 | Blk 326 | 07 TO 09 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Mar 2026 | Blk 326 | 04 TO 06 | 92 sqm | S$595,000 | S$6,467 psm | ×0.997 | S$6,448 psm |
| Nov 2025 | Blk 326 | 10 TO 12 | 92 sqm | S$615,000 | S$6,685 psm | ×0.996 | S$6,659 psm |
How accurate is this estimate for Ang Mo Kio Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 153 sales in Ang Mo Kio Ave 3 since.
- Median error
- 5.1%
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.
6.97% gross yield
S$42,000 of rent a year against the estimate above · 1.03 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 104 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 586 | 4 ROOM | S$3,600 |
| Sept 2026 | 348 | 4 ROOM | S$3,600 |
| Sept 2026 | 302 | 4 ROOM | S$3,500 |
| Sept 2026 | 326 | 4 ROOM | S$3,500 |
| Sept 2026 | 232 | 4 ROOM | S$3,500 |
| Sept 2026 | 429 | 4 ROOM | S$3,200 |
| Sept 2026 | 211 | 4 ROOM | S$3,150 |
| Sept 2026 | 426 | 4 ROOM | S$2,800 |
median of 104 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 3 since 2025-10.
Buying or selling at S$602,915?
Buying: Stamp duty on S$602,915 · Cash and CPF needed on S$602,915 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$602,915.
Each opens with this figure filled in; change anything there.
Primary schools near 326 Ang Mo Kio Ave 3
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
- Teck Ghee Primary School · 300 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 597 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 935 m · near the line — check on OneMap
1 to 2 km
- Mayflower Primary School · 1,124 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,265 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 1,602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 1,711 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,909 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anderson Primary School · 1,975 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- CHIJ Our Lady of Good Counsel (girls) · 1,990 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 326 · 4 ROOM · 01 TO 03 · New Generation · 50 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Mar 2026 | Blk 326 · 4 ROOM · 04 TO 06 · New Generation · 50 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Mar 2026 | Blk 326 · 4 ROOM · 07 TO 09 · New Generation · 50 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Nov 2025 | Blk 326 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Oct 2025 | Blk 326 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 92 sqm | S$619,000 | S$6,728 psm |
| Nov 2024 | Blk 326 · 4 ROOM · 10 TO 12 · New Generation · 52 years left excluded: outlier | 92 sqm | S$688,000 | S$7,478 psm |
| Feb 2024 | Blk 326 · 4 ROOM · 10 TO 12 · New Generation · 52 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jan 2024 | Blk 326 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jun 2023 | Blk 326 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$576,000 | S$6,261 psm |
| May 2023 | Blk 326 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Jan 2023 | Blk 326 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$478,000 | S$5,196 psm |
Showing 11 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 326 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 326 · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 326 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 326 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 326 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 326 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 326 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 326 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 326 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 326 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 326 · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 326 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 326 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 326 · 4 ROOM | S$2,900 | — |
| Sept 2022 | Blk 326 · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 326 · 4 ROOM | S$3,100 | — |
| Aug 2022 | Blk 326 · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 326 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 326 · 4 ROOM | S$2,750 | — |
| Aug 2021 | Blk 326 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 326 · 4 ROOM | S$2,200 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 44 years | S$567,792 | S$626,889 | S$678,933 | S$690,806 |
| 10 years | 39 years | S$530,026 | S$646,099 | S$757,830 | S$784,569 |
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.