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HDB · 560444

Blk 444 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$376,972 – S$401,843
Indicative mid S$389,000 · S$5,806 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 44407 TO 0967 sqmS$367,888S$5,491 psm×1.000S$5,491 psm
Jun 2026Blk 44401 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jun 2026Blk 44404 TO 0667 sqmS$398,000S$5,940 psm×1.000S$5,940 psm
Dec 2025Blk 44404 TO 0667 sqmS$415,000S$6,194 psm×0.996S$6,170 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.

8.64% gross yield

S$33,600 of rent a year against the estimate above · 0.78 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$389,000?

Buying: Stamp duty on S$389,000 · Cash and CPF needed on S$389,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$389,000.

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

Primary schools near 444 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 444 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
82 sqmS$465,000S$5,671 psm
Aug 2026
Blk 444 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
67 sqmS$367,888S$5,491 psm
Jun 2026
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$398,000S$5,940 psm
Jun 2026
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
67 sqmS$380,000S$5,672 psm
Dec 2025
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$415,000S$6,194 psm
Aug 2025
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$370,000S$5,522 psm
Apr 2025
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$390,000S$5,821 psm
Mar 2025
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$425,000S$6,343 psm
Feb 2025
Blk 444 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$428,000S$6,388 psm
Jan 2025
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
82 sqmS$490,888S$5,986 psm
Jan 2025
Blk 444 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
82 sqmS$478,000S$5,829 psm
Nov 2024
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$452,000S$6,746 psm
Oct 2024
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$410,000S$6,119 psm
Sept 2024
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$418,000S$6,239 psm
Jun 2024
Blk 444 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$382,000S$5,701 psm
Feb 2024
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$370,000S$5,522 psm
May 2023
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$363,000S$5,418 psm
Aug 2022
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$363,888S$5,431 psm
Mar 2022
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$368,000S$5,493 psm
Jan 2022
Blk 444 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
67 sqmS$337,000S$5,030 psm
Jan 2022
Blk 444 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$315,000S$4,701 psm
Dec 2021
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$348,000S$5,194 psm
Oct 2021
Blk 444 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$330,000S$4,925 psm
See more

Showing 23 of 112.

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$369,405S$407,853S$441,713S$449,438
10 years41 yearsS$347,886S$424,071S$497,406S$514,956

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.