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HDB · 560352

Blk 352 Ang Mo Kio St 32

Project page · 99-year lease from 2001

Indicative value range
S$785,000 – S$850,000
Indicative mid S$828,619 · S$8,722 psm

Based on 9 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 35107 TO 0995 sqmS$770,000S$8,105 psm×1.000S$8,105 psm
Sept 2026Blk 35222 TO 2490 sqmS$808,888S$8,988 psm×1.000S$8,988 psm
Aug 2026Blk 35128 TO 3095 sqmS$888,000S$9,347 psm×1.000S$9,347 psm
Jul 2026Blk 35016 TO 1895 sqmS$850,000S$8,947 psm×1.000S$8,947 psm
May 2026Blk 35419 TO 2190 sqmS$800,000S$8,889 psm×1.000S$8,889 psm
May 2026Blk 35307 TO 0990 sqmS$780,000S$8,667 psm×1.000S$8,667 psm
Apr 2026Blk 35301 TO 0395 sqmS$755,888S$7,957 psm×1.000S$7,957 psm
Apr 2026Blk 35010 TO 1295 sqmS$785,000S$8,263 psm×1.000S$8,263 psm
Nov 2025Blk 35010 TO 1295 sqmS$831,888S$8,757 psm×0.996S$8,722 psm

How accurate is this estimate for Ang Mo Kio St 32?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 20 sales in Ang Mo Kio St 32 since.

Median error
3.2%

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.

5.07% gross yield

S$42,000 of rent a year against the estimate above · 1.13 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 20 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 20263504 ROOMS$3,400
Aug 20263514 ROOMS$3,500
Aug 20263504 ROOMS$3,500
Aug 20263544 ROOMS$3,300
Aug 20263534 ROOMS$2,700
Jul 20263524 ROOMS$3,600
Jun 20263534 ROOMS$3,550
May 20263514 ROOMS$3,400

median of 20 HDB rental approvals for 4 ROOM on Ang Mo Kio St 32 since 2025-10.

Buying or selling at S$828,619?

Buying: Stamp duty on S$828,619 · Cash and CPF needed on S$828,619 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$828,619.

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

Primary schools near 352 Ang Mo Kio St 32

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 352 · 4 ROOM · 22 TO 24 · Model A · 74 years left
90 sqmS$808,888S$8,988 psm
Jan 2026
Blk 352 · 5 ROOM · 13 TO 15 · Improved · 75 years left
110 sqmS$1,000,000S$9,091 psm
Jun 2025
Blk 352 · 5 ROOM · 25 TO 27 · Improved · 75 years left
110 sqmS$1,010,000S$9,182 psm
Sept 2024
Blk 352 · 5 ROOM · 25 TO 27 · Improved · 76 years left
excluded: outlier
110 sqmS$988,000S$8,982 psm
Sept 2024
Blk 352 · 4 ROOM · 04 TO 06 · Model A · 76 years left
95 sqmS$760,000S$8,000 psm
Sept 2024
Blk 352 · 4 ROOM · 10 TO 12 · Model A · 76 years left
90 sqmS$722,000S$8,022 psm
Jul 2024
Blk 352 · 4 ROOM · 19 TO 21 · Model A · 76 years left
90 sqmS$740,000S$8,222 psm
May 2024
Blk 352 · 4 ROOM · 16 TO 18 · Model A · 77 years left
90 sqmS$765,000S$8,500 psm
Apr 2024
Blk 352 · 4 ROOM · 25 TO 27 · Model A · 77 years left
95 sqmS$868,000S$9,137 psm
Apr 2024
Blk 352 · 4 ROOM · 28 TO 30 · Model A · 77 years left
90 sqmS$790,000S$8,778 psm
Apr 2024
Blk 352 · 4 ROOM · 01 TO 03 · Model A · 77 years left
95 sqmS$675,000S$7,105 psm
Oct 2023
Blk 352 · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$788,000S$7,164 psm
Oct 2023
Blk 352 · 4 ROOM · 04 TO 06 · Model A · 77 years left
95 sqmS$726,000S$7,642 psm
May 2023
Blk 352 · 4 ROOM · 28 TO 30 · Model A · 78 years left
95 sqmS$770,000S$8,105 psm
Jan 2023
Blk 352 · 4 ROOM · 25 TO 27 · Model A · 78 years left
95 sqmS$758,000S$7,979 psm
Jan 2023
Blk 352 · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$605,888S$6,732 psm
Nov 2022
Blk 352 · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$650,888S$7,232 psm
Oct 2022
Blk 352 · 5 ROOM · 19 TO 21 · Improved · 78 years left
110 sqmS$788,888S$7,172 psm
See more

Showing 18 of 78.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$794,901S$877,635S$950,496S$967,119
10 years63 yearsS$770,082S$938,726S$1,101,061S$1,139,910
20 years53 yearsS$709,238S$1,053,890S$1,449,906S$1,554,027

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.