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HDB · 560434

Blk 434 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$385,116 – S$411,471
Indicative mid S$400,000 · S$5,970 psm

Based on 79 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 44107 TO 0967 sqmS$393,000S$5,866 psm×1.000S$5,866 psm
Oct 2026Blk 46204 TO 0668 sqmS$408,888S$6,013 psm×1.000S$6,013 psm
Oct 2026Blk 47610 TO 1267 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Oct 2026Blk 40501 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Oct 2026Blk 55013 TO 1568 sqmS$438,000S$6,441 psm×1.000S$6,441 psm
Sept 2026Blk 55710 TO 1268 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Sept 2026Blk 41801 TO 0374 sqmS$418,000S$5,649 psm×1.000S$5,649 psm
Sept 2026Blk 55810 TO 1267 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Sept 2026Blk 41713 TO 1574 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
Sept 2026Blk 47413 TO 1567 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Sept 2026Blk 57813 TO 1567 sqmS$402,888S$6,013 psm×1.000S$6,013 psm
Sept 2026Blk 42107 TO 0974 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Sept 2026Blk 46110 TO 1268 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Sept 2026Blk 57807 TO 0967 sqmS$388,000S$5,791 psm×1.000S$5,791 psm
Aug 2026Blk 42107 TO 0974 sqmS$452,000S$6,108 psm×1.000S$6,108 psm
Aug 2026Blk 47310 TO 1267 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Aug 2026Blk 44407 TO 0967 sqmS$367,888S$5,491 psm×1.000S$5,491 psm
Aug 2026Blk 47504 TO 0667 sqmS$387,500S$5,784 psm×1.000S$5,784 psm
Aug 2026Blk 44210 TO 1267 sqmS$430,000S$6,418 psm×1.000S$6,418 psm
Aug 2026Blk 55910 TO 1268 sqmS$388,000S$5,706 psm×1.000S$5,706 psm
Aug 2026Blk 45601 TO 0374 sqmS$412,000S$5,568 psm×1.000S$5,568 psm
Aug 2026Blk 40404 TO 0667 sqmS$368,000S$5,493 psm×1.000S$5,493 psm
Jul 2026Blk 44010 TO 1267 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 44110 TO 1267 sqmS$396,000S$5,910 psm×1.000S$5,910 psm
Jul 2026Blk 57707 TO 0967 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Jun 2026Blk 54201 TO 0368 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Jun 2026Blk 45710 TO 1275 sqmS$432,500S$5,767 psm×1.000S$5,767 psm
Jun 2026Blk 43207 TO 0967 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jun 2026Blk 44401 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jun 2026Blk 41813 TO 1574 sqmS$468,000S$6,324 psm×1.000S$6,324 psm
Jun 2026Blk 54001 TO 0368 sqmS$385,000S$5,662 psm×1.000S$5,662 psm
Jun 2026Blk 44404 TO 0667 sqmS$398,000S$5,940 psm×1.000S$5,940 psm
Jun 2026Blk 53607 TO 0968 sqmS$428,000S$6,294 psm×1.000S$6,294 psm
Jun 2026Blk 47504 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Jun 2026Blk 55004 TO 0668 sqmS$395,000S$5,809 psm×1.000S$5,809 psm
Jun 2026Blk 53610 TO 1268 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Jun 2026Blk 41904 TO 0674 sqmS$422,000S$5,703 psm×1.000S$5,703 psm
Jun 2026Blk 45610 TO 1274 sqmS$465,000S$6,284 psm×1.000S$6,284 psm
Jun 2026Blk 57801 TO 0367 sqmS$370,888S$5,536 psm×1.000S$5,536 psm
May 2026Blk 55910 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
May 2026Blk 57801 TO 0367 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
May 2026Blk 43401 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
May 2026Blk 54207 TO 0968 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
May 2026Blk 55801 TO 0367 sqmS$355,000S$5,299 psm×1.000S$5,299 psm
Apr 2026Blk 43410 TO 1267 sqmS$430,888S$6,431 psm×1.000S$6,431 psm
Apr 2026Blk 46210 TO 1268 sqmS$425,000S$6,250 psm×1.000S$6,250 psm
Apr 2026Blk 57813 TO 1567 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Mar 2026Blk 40404 TO 0667 sqmS$395,000S$5,896 psm×0.997S$5,878 psm
Mar 2026Blk 55801 TO 0367 sqmS$373,000S$5,567 psm×0.997S$5,551 psm
Mar 2026Blk 40507 TO 0967 sqmS$385,000S$5,746 psm×0.997S$5,729 psm
Mar 2026Blk 41910 TO 1274 sqmS$450,000S$6,081 psm×0.997S$6,063 psm
Mar 2026Blk 55004 TO 0668 sqmS$399,000S$5,868 psm×0.997S$5,850 psm
Mar 2026Blk 41910 TO 1274 sqmS$455,000S$6,149 psm×0.997S$6,131 psm
Feb 2026Blk 45707 TO 0975 sqmS$410,000S$5,467 psm×0.997S$5,451 psm
Feb 2026Blk 54004 TO 0668 sqmS$425,000S$6,250 psm×0.997S$6,232 psm
Feb 2026Blk 43201 TO 0367 sqmS$400,000S$5,970 psm×0.997S$5,953 psm
Feb 2026Blk 42113 TO 1574 sqmS$458,000S$6,189 psm×0.997S$6,171 psm
Jan 2026Blk 41707 TO 0974 sqmS$433,000S$5,851 psm×0.997S$5,834 psm
Jan 2026Blk 57801 TO 0367 sqmS$383,000S$5,716 psm×0.997S$5,700 psm
Jan 2026Blk 54204 TO 0668 sqmS$410,000S$6,029 psm×0.997S$6,012 psm
Jan 2026Blk 46504 TO 0668 sqmS$417,000S$6,132 psm×0.997S$6,114 psm
Jan 2026Blk 46304 TO 0668 sqmS$410,000S$6,029 psm×0.997S$6,012 psm
Jan 2026Blk 44201 TO 0367 sqmS$373,000S$5,567 psm×0.997S$5,551 psm
Jan 2026Blk 46607 TO 0967 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Jan 2026Blk 53201 TO 0369 sqmS$380,000S$5,507 psm×0.997S$5,491 psm
Jan 2026Blk 56007 TO 0967 sqmS$408,000S$6,090 psm×0.997S$6,072 psm
Dec 2025Blk 41601 TO 0374 sqmS$440,000S$5,946 psm×0.996S$5,923 psm
Dec 2025Blk 41704 TO 0674 sqmS$425,000S$5,743 psm×0.996S$5,721 psm
Dec 2025Blk 55710 TO 1268 sqmS$417,000S$6,132 psm×0.996S$6,108 psm
Dec 2025Blk 43301 TO 0367 sqmS$410,000S$6,119 psm×0.996S$6,095 psm
Dec 2025Blk 46310 TO 1268 sqmS$428,000S$6,294 psm×0.996S$6,269 psm
Dec 2025Blk 44404 TO 0667 sqmS$415,000S$6,194 psm×0.996S$6,170 psm
Dec 2025Blk 55607 TO 0968 sqmS$405,000S$5,956 psm×0.996S$5,932 psm
Dec 2025Blk 41710 TO 1274 sqmS$485,000S$6,554 psm×0.996S$6,528 psm
Dec 2025Blk 56007 TO 0967 sqmS$405,000S$6,045 psm×0.996S$6,021 psm
Dec 2025Blk 47604 TO 0667 sqmS$405,000S$6,045 psm×0.996S$6,021 psm
Nov 2025Blk 54104 TO 0668 sqmS$420,000S$6,176 psm×0.996S$6,152 psm
Nov 2025Blk 54107 TO 0968 sqmS$407,000S$5,985 psm×0.996S$5,962 psm
Nov 2025Blk 43304 TO 0667 sqmS$428,000S$6,388 psm×0.996S$6,363 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.

8.40% gross yield

S$33,600 of rent a year against the estimate above · 0.54 points above 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$400,000?

Buying: Stamp duty on S$400,000 · Cash and CPF needed on S$400,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$400,000.

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

Primary schools near 434 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
May 2026
Blk 434 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
67 sqmS$400,000S$5,970 psm
Apr 2026
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$430,888S$6,431 psm
Jun 2024
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$340,000S$5,075 psm
May 2024
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Apr 2024
Blk 434 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$425,000S$6,343 psm
Jan 2024
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
82 sqmS$460,000S$5,610 psm
Nov 2023
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Apr 2023
Blk 434 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$380,000S$5,672 psm
Mar 2023
Blk 434 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$390,000S$5,821 psm
Dec 2022
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
82 sqmS$425,000S$5,183 psm
Nov 2022
Blk 434 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$370,000S$5,522 psm
Apr 2022
Blk 434 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$370,000S$5,522 psm
See more

Showing 12 of 65.

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$379,851S$419,386S$454,204S$462,147
10 years41 yearsS$357,723S$436,063S$511,471S$529,518

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.