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HDB · 560472

Blk 472 Ang Mo Kio Ave 10

Project page · 99-year lease from 1979

Indicative value range
S$511,350 – S$550,510
Indicative mid S$532,424 · S$5,787 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
Jun 2026Blk 47201 TO 0392 sqmS$490,000S$5,326 psm×1.000S$5,326 psm
May 2026Blk 47213 TO 1592 sqmS$562,888S$6,118 psm×1.000S$6,118 psm
Mar 2026Blk 47204 TO 0692 sqmS$520,000S$5,652 psm×0.997S$5,636 psm
Jan 2026Blk 47213 TO 1592 sqmS$548,000S$5,957 psm×0.997S$5,939 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.

7.44% gross yield

S$39,600 of rent a year against the estimate above · 0.38 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$532,424?

Buying: Stamp duty on S$532,424 · Cash and CPF needed on S$532,424 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$532,424.

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

Primary schools near 472 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
Jun 2026
Blk 472 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
92 sqmS$490,000S$5,326 psm
May 2026
Blk 472 · 4 ROOM · 13 TO 15 · New Generation · 52 years left
92 sqmS$562,888S$6,118 psm
Mar 2026
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
92 sqmS$520,000S$5,652 psm
Jan 2026
Blk 472 · 4 ROOM · 13 TO 15 · New Generation · 53 years left
92 sqmS$548,000S$5,957 psm
Sept 2025
Blk 472 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
92 sqmS$512,888S$5,575 psm
May 2025
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
92 sqmS$525,000S$5,707 psm
Feb 2025
Blk 472 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
92 sqmS$490,000S$5,326 psm
Jan 2025
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$521,000S$5,663 psm
Nov 2024
Blk 472 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
92 sqmS$490,000S$5,326 psm
Aug 2024
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$516,888S$5,618 psm
Apr 2024
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$488,888S$5,314 psm
Dec 2023
Blk 472 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$518,888S$5,640 psm
Dec 2023
Blk 472 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$478,000S$5,196 psm
Apr 2023
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$455,000S$4,946 psm
Mar 2023
Blk 472 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$420,000S$4,565 psm
Feb 2022
Blk 472 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
92 sqmS$415,000S$4,511 psm
Jan 2022
Blk 472 · 4 ROOM · 01 TO 03 · New Generation · 57 years left
92 sqmS$419,000S$4,554 psm
See more

Showing 17 of 76.

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$505,605S$558,229S$604,572S$615,146
10 years41 yearsS$476,151S$580,426S$680,799S$704,820

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.