Blk 344 Ang Mo Kio Ave 3
Project page · 99-year lease from 1978
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 344 | 10 TO 12 | 98 sqm | S$688,000 | S$7,020 psm | ×1.000 | S$7,020 psm |
| Jul 2026 | Blk 344 | 04 TO 06 | 98 sqm | S$615,000 | S$6,276 psm | ×1.000 | S$6,276 psm |
| Apr 2026 | Blk 344 | 07 TO 09 | 98 sqm | S$638,000 | S$6,510 psm | ×1.000 | S$6,510 psm |
| Dec 2025 | Blk 344 | 07 TO 09 | 98 sqm | S$670,000 | S$6,837 psm | ×0.996 | S$6,810 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.
6.43% gross yield
S$42,000 of rent a year against the estimate above · 0.63 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 50 to 59 years of lease left yield 7.06%, from 112 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$652,684?
Buying: Stamp duty on S$652,684 · Cash and CPF needed on S$652,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$652,684.
Each opens with this figure filled in; change anything there.
Primary schools near 344 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 · 269 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 423 m · no 2025 Phase 2C ballot
- Townsville Primary School · 921 m · near the line — check on OneMap
1 to 2 km
- Ang Mo Kio Primary School · 1,042 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mayflower Primary School · 1,109 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,392 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 1,706 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 1,891 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anderson Primary School · 1,936 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,948 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 98 sqm | S$688,000 | S$7,020 psm |
| Jul 2026 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 51 years left | 98 sqm | S$615,000 | S$6,276 psm |
| Apr 2026 | Blk 344 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 98 sqm | S$638,000 | S$6,510 psm |
| Dec 2025 | Blk 344 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 98 sqm | S$670,000 | S$6,837 psm |
| Sept 2025 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 98 sqm | S$635,000 | S$6,480 psm |
| May 2025 | Blk 344 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 98 sqm | S$610,000 | S$6,224 psm |
| Feb 2025 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 98 sqm | S$625,000 | S$6,378 psm |
| Oct 2024 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 98 sqm | S$625,000 | S$6,378 psm |
| Oct 2024 | Blk 344 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 98 sqm | S$590,000 | S$6,020 psm |
| Aug 2024 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 98 sqm | S$670,000 | S$6,837 psm |
| Jan 2024 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 98 sqm | S$570,000 | S$5,816 psm |
| Nov 2023 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 98 sqm | S$635,000 | S$6,480 psm |
| Jul 2023 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 98 sqm | S$540,000 | S$5,510 psm |
| Mar 2023 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 98 sqm | S$603,300 | S$6,156 psm |
| Apr 2022 | Blk 344 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 98 sqm | S$578,000 | S$5,898 psm |
| Mar 2022 | Blk 344 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 98 sqm | S$450,888 | S$4,601 psm |
| Feb 2022 | Blk 344 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 98 sqm | S$503,000 | S$5,133 psm |
| Feb 2022 | Blk 344 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 98 sqm | S$480,000 | S$4,898 psm |
| Dec 2021 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 98 sqm | S$580,888 | S$5,927 psm |
| Dec 2021 | Blk 344 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 98 sqm | S$551,888 | S$5,632 psm |
Showing 20 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 344 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 344 · 4 ROOM | S$3,700 | — |
| Oct 2025 | Blk 344 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 344 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 344 · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 344 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 344 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 344 · 4 ROOM | S$4,000 | — |
| Mar 2025 | Blk 344 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 344 · 4 ROOM | S$2,600 | — |
| May 2024 | Blk 344 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 344 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 344 · 4 ROOM | S$2,500 | — |
| Jun 2023 | Blk 344 · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 344 · 4 ROOM | S$3,600 | — |
| Jun 2023 | Blk 344 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 344 · 4 ROOM | S$3,150 | — |
| May 2023 | Blk 344 · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 344 · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 344 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 344 · 4 ROOM | S$4,000 | — |
| Apr 2022 | Blk 344 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 344 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 344 · 4 ROOM | S$3,000 | — |
| Jun 2021 | Blk 344 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 344 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 344 · 4 ROOM | S$2,350 | — |
| Apr 2021 | Blk 344 · 4 ROOM | S$2,250 | — |
| Feb 2021 | Blk 344 · 4 ROOM | S$1,800 | — |
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 50 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 | 45 years | S$619,807 | S$684,317 | S$741,128 | S$754,090 |
| 10 years | 40 years | S$583,700 | S$711,528 | S$834,573 | S$864,019 |
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.