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HDB · 560402

Blk 402 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$731,196 – S$782,999
Indicative mid S$761,940 · S$6,403 psm

Based on 22 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 46019 TO 21120 sqmS$788,000S$6,567 psm×1.000S$6,567 psm
Sept 2026Blk 54522 TO 24118 sqmS$798,888S$6,770 psm×1.000S$6,770 psm
Sept 2026Blk 53904 TO 06118 sqmS$700,000S$5,932 psm×1.000S$5,932 psm
Aug 2026Blk 46022 TO 24120 sqmS$741,888S$6,182 psm×1.000S$6,182 psm
Jul 2026Blk 45804 TO 06120 sqmS$717,000S$5,975 psm×1.000S$5,975 psm
Jul 2026Blk 53922 TO 24118 sqmS$755,000S$6,398 psm×1.000S$6,398 psm
Jun 2026Blk 43922 TO 24119 sqmS$808,000S$6,790 psm×1.000S$6,790 psm
May 2026Blk 55119 TO 21118 sqmS$760,000S$6,441 psm×1.000S$6,441 psm
May 2026Blk 46019 TO 21120 sqmS$768,888S$6,407 psm×1.000S$6,407 psm
May 2026Blk 45816 TO 18120 sqmS$800,000S$6,667 psm×1.000S$6,667 psm
May 2026Blk 55319 TO 21119 sqmS$752,888S$6,327 psm×1.000S$6,327 psm
Apr 2026Blk 40204 TO 06119 sqmS$710,000S$5,966 psm×1.000S$5,966 psm
Mar 2026Blk 45813 TO 15120 sqmS$750,888S$6,257 psm×0.997S$6,239 psm
Mar 2026Blk 45810 TO 12120 sqmS$738,000S$6,150 psm×0.997S$6,132 psm
Feb 2026Blk 55119 TO 21118 sqmS$740,000S$6,271 psm×0.997S$6,253 psm
Feb 2026Blk 43107 TO 09119 sqmS$765,000S$6,429 psm×0.997S$6,410 psm
Jan 2026Blk 45822 TO 24120 sqmS$788,000S$6,567 psm×0.997S$6,547 psm
Jan 2026Blk 43719 TO 21119 sqmS$868,000S$7,294 psm×0.997S$7,273 psm
Dec 2025Blk 53907 TO 09118 sqmS$690,888S$5,855 psm×0.996S$5,832 psm
Dec 2025Blk 43919 TO 21119 sqmS$830,000S$6,975 psm×0.996S$6,947 psm
Dec 2025Blk 55104 TO 06118 sqmS$660,000S$5,593 psm×0.996S$5,571 psm
Dec 2025Blk 54519 TO 21118 sqmS$780,000S$6,610 psm×0.996S$6,584 psm

How accurate is this estimate for Ang Mo Kio Ave 10?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 174 sales in Ang Mo Kio Ave 10 since.

Median error
3.6%

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.

5.51% gross yield

S$42,000 of rent a year against the estimate above · 0.37 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 37 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
Aug 20264595 ROOMS$3,800
Aug 20264595 ROOMS$3,400
Jul 20265525 ROOMS$3,800
Jul 20264605 ROOMS$3,400
Jul 20264595 ROOMS$3,400
Jul 20265525 ROOMS$2,800
Jun 20264605 ROOMS$3,600
Jun 20264025 ROOMS$3,500

median of 37 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 10 since 2025-10.

Buying or selling at S$761,940?

Buying: Stamp duty on S$761,940 · Cash and CPF needed on S$761,940 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$761,940.

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

Primary schools near 402 Ang Mo Kio Ave 10

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
Apr 2026
Blk 402 · 5 ROOM · 04 TO 06 · Improved · 52 years left
119 sqmS$710,000S$5,966 psm
Oct 2023
Blk 402 · 5 ROOM · 01 TO 03 · Improved · 55 years left
119 sqmS$612,000S$5,143 psm
Aug 2023
Blk 402 · 5 ROOM · 07 TO 09 · Improved · 55 years left
119 sqmS$677,500S$5,693 psm
Jan 2023
Blk 402 · 5 ROOM · 10 TO 12 · Improved · 55 years left
119 sqmS$658,888S$5,537 psm
Jan 2022
Blk 402 · 5 ROOM · 19 TO 21 · Improved · 56 years left
119 sqmS$650,000S$5,462 psm
See more

Showing 5 of 25.

Sale prices as filed in caveats.

Where the lease takes this

About 51 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 years46 yearsS$723,560S$798,869S$865,190S$880,321
10 years41 yearsS$681,409S$830,634S$974,276S$1,008,652

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.