Blk 460 Ang Mo Kio Ave 10
Project page · 99-year lease from 1980
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 460 | 19 TO 21 | 120 sqm | S$788,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Aug 2026 | Blk 460 | 22 TO 24 | 120 sqm | S$741,888 | S$6,182 psm | ×1.000 | S$6,182 psm |
| May 2026 | Blk 460 | 19 TO 21 | 120 sqm | S$768,888 | S$6,407 psm | ×1.000 | S$6,407 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.
5.46% gross yield
S$42,000 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 37 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 459 | 5 ROOM | S$3,800 |
| Aug 2026 | 459 | 5 ROOM | S$3,400 |
| Jul 2026 | 552 | 5 ROOM | S$3,800 |
| Jul 2026 | 460 | 5 ROOM | S$3,400 |
| Jul 2026 | 459 | 5 ROOM | S$3,400 |
| Jul 2026 | 552 | 5 ROOM | S$2,800 |
| Jun 2026 | 460 | 5 ROOM | S$3,600 |
| Jun 2026 | 402 | 5 ROOM | S$3,500 |
median of 37 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 10 since 2025-10.
Buying or selling at S$768,888?
Buying: Stamp duty on S$768,888 · Cash and CPF needed on S$768,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$768,888.
Each opens with this figure filled in; change anything there.
Primary schools near 460 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
- Townsville Primary School · 799 m
- Teck Ghee Primary School · 830 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,031 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhonghua Primary School · 1,287 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,734 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,769 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,784 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,845 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 460 · 5 ROOM · 19 TO 21 · Improved · 52 years left | 120 sqm | S$788,000 | S$6,567 psm |
| Aug 2026 | Blk 460 · 5 ROOM · 22 TO 24 · Improved · 53 years left | 120 sqm | S$741,888 | S$6,182 psm |
| May 2026 | Blk 460 · 5 ROOM · 19 TO 21 · Improved · 53 years left | 120 sqm | S$768,888 | S$6,407 psm |
| Feb 2025 | Blk 460 · 5 ROOM · 01 TO 03 · Improved · 54 years left | 120 sqm | S$650,000 | S$5,417 psm |
| Dec 2024 | Blk 460 · 5 ROOM · 25 TO 27 · Improved · 54 years left | 120 sqm | S$795,000 | S$6,625 psm |
| Aug 2024 | Blk 460 · 5 ROOM · 10 TO 12 · Improved · 55 years left | 120 sqm | S$695,000 | S$5,792 psm |
| Aug 2024 | Blk 460 · 5 ROOM · 01 TO 03 · Improved · 55 years left | 120 sqm | S$650,000 | S$5,417 psm |
| Mar 2024 | Blk 460 · 5 ROOM · 16 TO 18 · Improved · 55 years left | 120 sqm | S$680,000 | S$5,667 psm |
| Feb 2024 | Blk 460 · 5 ROOM · 10 TO 12 · Improved · 55 years left | 120 sqm | S$712,000 | S$5,933 psm |
| Jan 2024 | Blk 460 · 5 ROOM · 04 TO 06 · Improved · 55 years left | 120 sqm | S$645,000 | S$5,375 psm |
| Sept 2023 | Blk 460 · 5 ROOM · 10 TO 12 · Improved · 55 years left | 120 sqm | S$665,000 | S$5,542 psm |
| Jun 2023 | Blk 460 · 5 ROOM · 10 TO 12 · Improved · 56 years left | 120 sqm | S$678,000 | S$5,650 psm |
| May 2023 | Blk 460 · 5 ROOM · 13 TO 15 · Improved · 56 years left | 120 sqm | S$705,000 | S$5,875 psm |
| Jan 2022 | Blk 460 · 5 ROOM · 16 TO 18 · Improved · 57 years left | 120 sqm | S$600,000 | S$5,000 psm |
| Dec 2021 | Blk 460 · 5 ROOM · 13 TO 15 · Improved · 57 years left | 120 sqm | S$630,000 | S$5,250 psm |
Showing 15 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 460 · 5 ROOM | S$3,400 | — |
| Jun 2026 | Blk 460 · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 460 · 5 ROOM | S$2,200 | — |
| Mar 2025 | Blk 460 · 5 ROOM | S$2,200 | — |
| Jun 2024 | Blk 460 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 460 · 5 ROOM | S$2,200 | — |
| Feb 2023 | Blk 460 · 5 ROOM | S$2,100 | — |
| Jan 2023 | Blk 460 · 5 ROOM | S$2,000 | — |
| Mar 2022 | Blk 460 · 5 ROOM | S$2,550 | — |
| Aug 2021 | Blk 460 · 5 ROOM | S$2,900 | — |
| Apr 2021 | Blk 460 · 5 ROOM | S$2,200 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 52 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 47 years | S$730,158 | S$806,153 | S$873,079 | S$888,348 |
| 10 years | 42 years | S$687,623 | S$838,208 | S$983,160 | S$1,017,850 |
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.