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HDB · 560438

Blk 438 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$507,233 – S$536,240
Indicative mid S$518,466 · S$5,636 psm

Based on 35 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 41507 TO 0992 sqmS$515,000S$5,598 psm×1.000S$5,598 psm
Oct 2026Blk 41501 TO 0392 sqmS$458,000S$4,978 psm×1.000S$4,978 psm
Sept 2026Blk 47404 TO 0691 sqmS$485,000S$5,330 psm×1.000S$5,330 psm
Sept 2026Blk 41301 TO 0392 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Sept 2026Blk 41410 TO 1292 sqmS$560,000S$6,087 psm×1.000S$6,087 psm
Aug 2026Blk 47007 TO 0992 sqmS$560,000S$6,087 psm×1.000S$6,087 psm
Aug 2026Blk 53601 TO 0393 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Jul 2026Blk 41701 TO 0399 sqmS$545,000S$5,505 psm×1.000S$5,505 psm
Jul 2026Blk 56113 TO 1592 sqmS$526,500S$5,723 psm×1.000S$5,723 psm
Jul 2026Blk 40404 TO 0692 sqmS$528,888S$5,749 psm×1.000S$5,749 psm
Jul 2026Blk 54604 TO 0692 sqmS$513,000S$5,576 psm×1.000S$5,576 psm
Jun 2026Blk 47201 TO 0392 sqmS$490,000S$5,326 psm×1.000S$5,326 psm
Jun 2026Blk 54610 TO 1292 sqmS$526,000S$5,717 psm×1.000S$5,717 psm
Jun 2026Blk 41907 TO 0999 sqmS$558,888S$5,645 psm×1.000S$5,645 psm
Jun 2026Blk 54604 TO 0692 sqmS$512,800S$5,574 psm×1.000S$5,574 psm
Jun 2026Blk 46507 TO 0992 sqmS$566,000S$6,152 psm×1.000S$6,152 psm
Jun 2026Blk 54707 TO 0992 sqmS$530,000S$5,761 psm×1.000S$5,761 psm
Jun 2026Blk 43207 TO 0992 sqmS$505,000S$5,489 psm×1.000S$5,489 psm
May 2026Blk 46104 TO 0692 sqmS$516,800S$5,617 psm×1.000S$5,617 psm
May 2026Blk 47213 TO 1592 sqmS$562,888S$6,118 psm×1.000S$6,118 psm
May 2026Blk 46707 TO 0992 sqmS$520,000S$5,652 psm×1.000S$5,652 psm
Apr 2026Blk 47010 TO 1292 sqmS$510,000S$5,543 psm×1.000S$5,543 psm
Apr 2026Blk 44104 TO 0692 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Apr 2026Blk 54610 TO 1292 sqmS$508,000S$5,522 psm×1.000S$5,522 psm
Mar 2026Blk 47204 TO 0692 sqmS$520,000S$5,652 psm×0.997S$5,636 psm
Mar 2026Blk 54301 TO 0392 sqmS$518,000S$5,630 psm×0.997S$5,614 psm
Mar 2026Blk 41404 TO 0692 sqmS$495,000S$5,380 psm×0.997S$5,365 psm
Feb 2026Blk 54207 TO 0993 sqmS$550,000S$5,914 psm×0.997S$5,897 psm
Feb 2026Blk 47504 TO 0691 sqmS$520,000S$5,714 psm×0.997S$5,697 psm
Jan 2026Blk 47407 TO 0991 sqmS$500,000S$5,495 psm×0.997S$5,478 psm
Jan 2026Blk 47213 TO 1592 sqmS$548,000S$5,957 psm×0.997S$5,939 psm
Jan 2026Blk 55907 TO 0992 sqmS$549,000S$5,967 psm×0.997S$5,950 psm
Dec 2025Blk 41907 TO 0999 sqmS$565,000S$5,707 psm×0.996S$5,685 psm
Dec 2025Blk 57507 TO 0991 sqmS$576,000S$6,330 psm×0.996S$6,305 psm
Dec 2025Blk 40507 TO 0992 sqmS$520,000S$5,652 psm×0.996S$5,630 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.

7.64% gross yield

S$39,600 of rent a year against the estimate above · 0.58 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 87 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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
Sept 20264704 ROOMS$3,700
Sept 20264124 ROOMS$3,250
Sept 20265774 ROOMS$3,200
Sept 20265474 ROOMS$3,100
Sept 20264424 ROOMS$2,700
Aug 20264364 ROOMS$3,600
Aug 20264704 ROOMS$3,200
Aug 20264684 ROOMS$3,200

median of 87 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 10 since 2025-10.

Buying or selling at S$518,466?

Buying: Stamp duty on S$518,466 · Cash and CPF needed on S$518,466 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$518,466.

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

Primary schools near 438 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
Oct 2025
Blk 438 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
92 sqmS$465,000S$5,054 psm
Jul 2025
Blk 438 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
92 sqmS$540,000S$5,870 psm
Apr 2025
Blk 438 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$540,000S$5,870 psm
Jan 2025
Blk 438 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$575,000S$6,250 psm
Jul 2024
Blk 438 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
92 sqmS$538,000S$5,848 psm
Mar 2024
Blk 438 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$470,000S$5,109 psm
Dec 2023
Blk 438 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$538,888S$5,857 psm
Dec 2023
Blk 438 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$493,000S$5,359 psm
Dec 2023
Blk 438 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$480,000S$5,217 psm
Jul 2023
Blk 438 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$500,000S$5,435 psm
Feb 2023
Blk 438 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$485,000S$5,272 psm
Jan 2023
Blk 438 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
92 sqmS$505,000S$5,489 psm
Nov 2022
Blk 438 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$460,000S$5,000 psm
Oct 2022
Blk 438 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$518,000S$5,630 psm
Jan 2022
Blk 438 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
92 sqmS$488,000S$5,304 psm
See more

Showing 15 of 50.

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$492,350S$543,594S$588,723S$599,019
10 years41 yearsS$463,668S$565,209S$662,951S$686,342

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.