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HDB · 560453

Blk 453 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$469,649 – S$498,295
Indicative mid S$479,374 · S$5,776 psm

Based on 42 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
Sept 2026Blk 57807 TO 0981 sqmS$480,000S$5,926 psm×1.000S$5,926 psm
Sept 2026Blk 41801 TO 0374 sqmS$418,000S$5,649 psm×1.000S$5,649 psm
Sept 2026Blk 41713 TO 1574 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
Sept 2026Blk 42107 TO 0974 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Sept 2026Blk 44407 TO 0982 sqmS$465,000S$5,671 psm×1.000S$5,671 psm
Aug 2026Blk 42107 TO 0974 sqmS$452,000S$6,108 psm×1.000S$6,108 psm
Aug 2026Blk 41810 TO 1289 sqmS$520,000S$5,843 psm×1.000S$5,843 psm
Aug 2026Blk 45601 TO 0374 sqmS$412,000S$5,568 psm×1.000S$5,568 psm
Aug 2026Blk 53607 TO 0982 sqmS$465,000S$5,671 psm×1.000S$5,671 psm
Aug 2026Blk 57613 TO 1581 sqmS$458,000S$5,654 psm×1.000S$5,654 psm
Jul 2026Blk 57713 TO 1581 sqmS$488,888S$6,036 psm×1.000S$6,036 psm
Jun 2026Blk 45710 TO 1275 sqmS$432,500S$5,767 psm×1.000S$5,767 psm
Jun 2026Blk 41813 TO 1574 sqmS$468,000S$6,324 psm×1.000S$6,324 psm
Jun 2026Blk 40504 TO 0682 sqmS$490,000S$5,976 psm×1.000S$5,976 psm
Jun 2026Blk 43510 TO 1282 sqmS$472,888S$5,767 psm×1.000S$5,767 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
May 2026Blk 55810 TO 1282 sqmS$470,000S$5,732 psm×1.000S$5,732 psm
Apr 2026Blk 53610 TO 1282 sqmS$460,000S$5,610 psm×1.000S$5,610 psm
Apr 2026Blk 44010 TO 1282 sqmS$487,000S$5,939 psm×1.000S$5,939 psm
Apr 2026Blk 56013 TO 1582 sqmS$460,000S$5,610 psm×1.000S$5,610 psm
Mar 2026Blk 44504 TO 0682 sqmS$440,000S$5,366 psm×0.997S$5,350 psm
Mar 2026Blk 41910 TO 1274 sqmS$450,000S$6,081 psm×0.997S$6,063 psm
Mar 2026Blk 55607 TO 0982 sqmS$450,000S$5,488 psm×0.997S$5,472 psm
Mar 2026Blk 53610 TO 1282 sqmS$475,000S$5,793 psm×0.997S$5,776 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 47604 TO 0682 sqmS$475,000S$5,793 psm×0.997S$5,776 psm
Feb 2026Blk 57510 TO 1282 sqmS$473,888S$5,779 psm×0.997S$5,762 psm
Feb 2026Blk 47604 TO 0682 sqmS$450,000S$5,488 psm×0.997S$5,472 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 47410 TO 1282 sqmS$485,000S$5,915 psm×0.997S$5,897 psm
Jan 2026Blk 46501 TO 0382 sqmS$458,000S$5,585 psm×0.997S$5,569 psm
Jan 2026Blk 40507 TO 0982 sqmS$518,888S$6,328 psm×0.997S$6,309 psm
Dec 2025Blk 41601 TO 0374 sqmS$440,000S$5,946 psm×0.996S$5,923 psm
Dec 2025Blk 44110 TO 1282 sqmS$462,888S$5,645 psm×0.996S$5,623 psm
Dec 2025Blk 41704 TO 0674 sqmS$425,000S$5,743 psm×0.996S$5,721 psm
Dec 2025Blk 41710 TO 1274 sqmS$485,000S$6,554 psm×0.996S$6,528 psm
Nov 2025Blk 44310 TO 1282 sqmS$470,000S$5,732 psm×0.996S$5,709 psm
Nov 2025Blk 47310 TO 1282 sqmS$495,000S$6,037 psm×0.996S$6,013 psm
Nov 2025Blk 54004 TO 0682 sqmS$490,000S$5,976 psm×0.996S$5,952 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.

7.01% gross yield

S$33,600 of rent a year against the estimate above · 0.85 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$479,374?

Buying: Stamp duty on S$479,374 · Cash and CPF needed on S$479,374 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$479,374.

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

Primary schools near 453 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

No sales in the last five years.

See more

Showing 0 of 7.

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$455,227S$502,607S$544,333S$553,853
10 years41 yearsS$428,708S$522,593S$612,965S$634,593

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.