Blk 417 Ang Mo Kio Ave 10
Project page · 99-year lease from 1979
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 417 | 13 TO 15 | 74 sqm | S$445,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Jan 2026 | Blk 417 | 07 TO 09 | 74 sqm | S$433,000 | S$5,851 psm | ×0.997 | S$5,834 psm |
| Dec 2025 | Blk 417 | 04 TO 06 | 74 sqm | S$425,000 | S$5,743 psm | ×0.996 | S$5,721 psm |
| Dec 2025 | Blk 417 | 10 TO 12 | 74 sqm | S$485,000 | S$6,554 psm | ×0.996 | S$6,528 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.
7.66% gross yield
S$33,600 of rent a year against the estimate above · 0.2 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 314 approvals in the last year.
In Ang Mo Kio, flats of this type with 50 to 59 years of lease left yield 7.86%, from 46 blocks.
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 | 419 | 3 ROOM | S$3,100 |
| Sept 2026 | 443 | 3 ROOM | S$3,100 |
| Sept 2026 | 442 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
| Sept 2026 | 417 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
| Sept 2026 | 445 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
median of 314 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 10 since 2025-10.
Buying or selling at S$438,361?
Buying: Stamp duty on S$438,361 · Cash and CPF needed on S$438,361 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$438,361.
Each opens with this figure filled in; change anything there.
Primary schools near 417 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
- Teck Ghee Primary School · 381 m · no 2025 Phase 2C ballot
- Townsville Primary School · 469 m
- Jing Shan Primary School · 765 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,189 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,420 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,620 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,756 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,768 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,786 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 52 years left | 74 sqm | S$445,000 | S$6,014 psm |
| Jul 2026 | Blk 417 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 99 sqm | S$545,000 | S$5,505 psm |
| Jan 2026 | Blk 417 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 74 sqm | S$433,000 | S$5,851 psm |
| Dec 2025 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 74 sqm | S$485,000 | S$6,554 psm |
| Dec 2025 | Blk 417 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 74 sqm | S$425,000 | S$5,743 psm |
| Oct 2025 | Blk 417 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 89 sqm | S$509,888 | S$5,729 psm |
| Sept 2025 | Blk 417 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 74 sqm | S$443,000 | S$5,986 psm |
| May 2025 | Blk 417 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 74 sqm | S$450,000 | S$6,081 psm |
| Apr 2025 | Blk 417 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 99 sqm | S$630,000 | S$6,364 psm |
| Oct 2024 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 74 sqm | S$438,000 | S$5,919 psm |
| Jul 2024 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 74 sqm | S$416,000 | S$5,622 psm |
| Jan 2024 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Nov 2023 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 89 sqm | S$475,000 | S$5,337 psm |
| Nov 2023 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 74 sqm | S$412,000 | S$5,568 psm |
| Nov 2023 | Blk 417 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 74 sqm | S$388,000 | S$5,243 psm |
| May 2023 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 74 sqm | S$415,000 | S$5,608 psm |
| Feb 2023 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 74 sqm | S$442,000 | S$5,973 psm |
| Feb 2023 | Blk 417 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 74 sqm | S$363,000 | S$4,905 psm |
| Jan 2023 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 56 years left | 74 sqm | S$402,800 | S$5,443 psm |
| Jan 2023 | Blk 417 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 74 sqm | S$372,000 | S$5,027 psm |
| Dec 2022 | Blk 417 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 74 sqm | S$410,000 | S$5,541 psm |
| Sept 2022 | Blk 417 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 74 sqm | S$358,000 | S$4,838 psm |
| Mar 2022 | Blk 417 · 3 ROOM · 13 TO 15 · New Generation · 56 years left | 89 sqm | S$448,000 | S$5,034 psm |
Showing 23 of 120.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 417 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 417 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 417 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 417 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 417 · 3 ROOM | S$3,150 | — |
| Dec 2025 | Blk 417 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 417 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 417 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 417 · 3 ROOM | S$1,900 | — |
| May 2025 | Blk 417 · 3 ROOM | S$2,400 | — |
| Mar 2025 | Blk 417 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 417 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 417 · 3 ROOM | S$3,200 | — |
| Nov 2024 | Blk 417 · 3 ROOM | S$2,300 | — |
| Oct 2024 | Blk 417 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 417 · 3 ROOM | S$2,750 | — |
| Aug 2024 | Blk 417 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 417 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 417 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 417 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 417 · 3 ROOM | S$3,100 | — |
| Mar 2023 | Blk 417 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 417 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 417 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 417 · 4 ROOM | S$2,950 | — |
| Sept 2022 | Blk 417 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 417 · 3 ROOM | S$2,300 | — |
| May 2022 | Blk 417 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 417 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 417 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 417 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 417 · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 417 · 3 ROOM | S$1,500 | — |
| Mar 2021 | Blk 417 · 3 ROOM | S$2,200 | — |
| Mar 2021 | Blk 417 · 3 ROOM | S$1,750 | — |
| Mar 2021 | Blk 417 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 417 · 3 ROOM | S$1,200 | — |
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 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$416,280 | S$459,607 | S$497,763 | S$506,468 |
| 10 years | 41 years | S$392,030 | S$477,882 | S$560,523 | S$580,300 |
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.