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HDB · 560421

Blk 421 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$446,000 – S$454,324
Indicative mid S$452,000 · S$6,108 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 42107 TO 0974 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Aug 2026Blk 42107 TO 0974 sqmS$452,000S$6,108 psm×1.000S$6,108 psm
Feb 2026Blk 42113 TO 1574 sqmS$458,000S$6,189 psm×0.997S$6,171 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.

7.43% gross yield

S$33,600 of rent a year against the estimate above · 0.43 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

ApprovedBlockFlatRent a month
Sept 20264193 ROOMS$3,100
Sept 20264433 ROOMS$3,100
Sept 20264423 ROOMS$3,000
Sept 20265753 ROOMS$3,000
Sept 20264173 ROOMS$3,000
Sept 20265753 ROOMS$3,000
Sept 20264453 ROOMS$3,000
Sept 20265753 ROOMS$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$452,000?

Buying: Stamp duty on S$452,000 · Cash and CPF needed on S$452,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$452,000.

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

Primary schools near 421 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
Sept 2026
Blk 421 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
74 sqmS$440,000S$5,946 psm
Aug 2026
Blk 421 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
74 sqmS$452,000S$6,108 psm
Feb 2026
Blk 421 · 3 ROOM · 13 TO 15 · New Generation · 53 years left
74 sqmS$458,000S$6,189 psm
Jul 2025
Blk 421 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
74 sqmS$445,000S$6,014 psm
Jun 2025
Blk 421 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
74 sqmS$450,000S$6,081 psm
Nov 2024
Blk 421 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
74 sqmS$475,000S$6,419 psm
Oct 2024
Blk 421 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
74 sqmS$430,000S$5,811 psm
Jun 2024
Blk 421 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
99 sqmS$490,000S$4,949 psm
Nov 2023
Blk 421 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
74 sqmS$375,000S$5,068 psm
Feb 2023
Blk 421 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
74 sqmS$440,000S$5,946 psm
Feb 2023
Blk 421 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
74 sqmS$420,000S$5,676 psm
Nov 2021
Blk 421 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
74 sqmS$352,000S$4,757 psm
See more

Showing 12 of 77.

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$429,232S$473,907S$513,250S$522,226
10 years41 yearsS$404,227S$492,751S$577,963S$598,355

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.