Blk 406 Ang Mo Kio Ave 10
Project page · 99-year lease from 1979
Based on 4 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 406 | 01 TO 03 | 44 sqm | S$277,000 | S$6,295 psm | ×1.000 | S$6,295 psm |
| Jul 2026 | Blk 406 | 10 TO 12 | 44 sqm | S$296,000 | S$6,727 psm | ×1.000 | S$6,727 psm |
| Aug 2025 | Blk 406 | 07 TO 09 | 44 sqm | S$353,000 | S$8,023 psm | ×0.996 | S$7,987 psm |
| May 2025 | Blk 406 | 04 TO 06 | 44 sqm | S$340,000 | S$7,727 psm | ×1.000 | S$7,723 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.
8.68% gross yield
S$27,600 of rent a year against the estimate above · 1.21 points above flats like it
Homes like this rent for about S$2,300 a month, the middle of 2 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 406 | 2 ROOM | S$2,300 |
| Dec 2025 | 406 | 2 ROOM | S$2,300 |
median of 2 HDB rental approvals for 2 ROOM on Ang Mo Kio Ave 10 since 2025-10.
Buying or selling at S$317,916?
Buying: Stamp duty on S$317,916 · Cash and CPF needed on S$317,916 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$317,916.
Each opens with this figure filled in; change anything there.
Primary schools near 406 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
- Townsville Primary School · 116 m
- Teck Ghee Primary School · 411 m · no 2025 Phase 2C ballot
1 to 2 km
- Jing Shan Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Catholic High School (boys) · 1,090 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of Good Counsel (girls) · 1,143 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,192 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,556 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,692 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,738 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 406 · 2 ROOM · 01 TO 03 · Improved · 52 years left | 44 sqm | S$277,000 | S$6,295 psm |
| Jul 2026 | Blk 406 · 2 ROOM · 10 TO 12 · Improved · 52 years left | 44 sqm | S$296,000 | S$6,727 psm |
| Aug 2025 | Blk 406 · 2 ROOM · 07 TO 09 · Improved · 53 years left | 44 sqm | S$353,000 | S$8,023 psm |
| May 2025 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 53 years left | 44 sqm | S$340,000 | S$7,727 psm |
| Feb 2024 | Blk 406 · 2 ROOM · 01 TO 03 · Improved · 54 years left | 44 sqm | S$285,000 | S$6,477 psm |
| Nov 2023 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 55 years left | 44 sqm | S$305,000 | S$6,932 psm |
| Nov 2023 | Blk 406 · 2 ROOM · 07 TO 09 · Improved · 55 years left | 44 sqm | S$295,000 | S$6,705 psm |
| Aug 2023 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 55 years left | 44 sqm | S$275,000 | S$6,250 psm |
| Jul 2023 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 55 years left | 44 sqm | S$290,000 | S$6,591 psm |
| Jan 2023 | Blk 406 · 2 ROOM · 01 TO 03 · Improved · 55 years left | 44 sqm | S$267,000 | S$6,068 psm |
| Nov 2022 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 56 years left | 44 sqm | S$280,000 | S$6,364 psm |
| Feb 2022 | Blk 406 · 2 ROOM · 04 TO 06 · Improved · 56 years left | 44 sqm | S$235,000 | S$5,341 psm |
Showing 12 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 406 · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 406 · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 406 · 2 ROOM | S$2,500 | — |
| Oct 2024 | Blk 406 · 2 ROOM | S$2,300 | — |
| Jul 2024 | Blk 406 · 2 ROOM | S$800 | — |
| Jan 2024 | Blk 406 · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 406 · 2 ROOM | S$2,000 | — |
| Nov 2023 | Blk 406 · 2 ROOM | S$700 | — |
| Sept 2023 | Blk 406 · 2 ROOM | S$2,000 | — |
| Aug 2023 | Blk 406 · 2 ROOM | S$2,300 | — |
| Apr 2023 | Blk 406 · 2 ROOM | S$800 | — |
| Jul 2022 | Blk 406 · 2 ROOM | S$2,000 | — |
| May 2022 | Blk 406 · 2 ROOM | S$2,100 | — |
| Jan 2022 | Blk 406 · 2 ROOM | S$1,300 | — |
| Feb 2021 | Blk 406 · 2 ROOM | S$1,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$301,902 | S$333,324 | S$360,996 | S$367,310 |
| 10 years | 41 years | S$284,315 | S$346,578 | S$406,512 | S$420,855 |
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.