Blk 508 Ang Mo Kio Ave 8
Project page · 99-year lease from 1980
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 508 | 04 TO 06 | 44 sqm | S$330,000 | S$7,500 psm | ×0.997 | S$7,478 psm |
| Nov 2025 | Blk 510 | 07 TO 09 | 44 sqm | S$380,000 | S$8,636 psm | ×0.996 | S$8,602 psm |
| Nov 2025 | Blk 510 | 01 TO 03 | 44 sqm | S$335,000 | S$7,614 psm | ×0.996 | S$7,584 psm |
How accurate is this estimate for Ang Mo Kio Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Ang Mo Kio Ave 8 since.
- Median error
- 3.9%
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.
6.11% gross yield
S$20,400 of rent a year against the estimate above · 1.36 points below flats like it
Homes like this rent for about S$1,700 a month, the middle of 4 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Sept 2026 | 510 | 2 ROOM | S$2,000 |
| Jan 2026 | 508 | 2 ROOM | S$1,350 |
| Oct 2025 | 510 | 2 ROOM | S$2,500 |
| Oct 2025 | 508 | 2 ROOM | S$1,400 |
median of 4 HDB rental approvals for 2 ROOM on Ang Mo Kio Ave 8 since 2025-10.
Buying or selling at S$333,684?
Buying: Stamp duty on S$333,684 · Cash and CPF needed on S$333,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$333,684.
Each opens with this figure filled in; change anything there.
Primary schools near 508 Ang Mo Kio Ave 8
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
- Jing Shan Primary School · 307 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 641 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 889 m · no 2025 Phase 2C ballot
1 to 2 km
- Ang Mo Kio Primary School · 1,109 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,357 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Townsville Primary School · 1,512 m
- CHIJ St. Nicholas Girls' School (girls) · 1,529 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 508 · 2 ROOM · 04 TO 06 · Improved · 53 years left | 44 sqm | S$330,000 | S$7,500 psm |
| Jul 2025 | Blk 508 · 2 ROOM · 04 TO 06 · Improved · 54 years left | 44 sqm | S$327,500 | S$7,443 psm |
| Dec 2023 | Blk 508 · 2 ROOM · 01 TO 03 · Improved · 56 years left excluded: outlier | 44 sqm | S$265,000 | S$6,023 psm |
| Dec 2022 | Blk 508 · 2 ROOM · 01 TO 03 · Improved · 57 years left | 44 sqm | S$305,000 | S$6,932 psm |
| Dec 2022 | Blk 508 · 2 ROOM · 01 TO 03 · Improved · 57 years left | 44 sqm | S$278,000 | S$6,318 psm |
| Nov 2022 | Blk 508 · 2 ROOM · 07 TO 09 · Improved · 57 years left | 44 sqm | S$290,000 | S$6,591 psm |
Showing 6 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 508 · 2 ROOM | S$1,350 | — |
| Oct 2025 | Blk 508 · 2 ROOM | S$1,400 | — |
| Jun 2025 | Blk 508 · 2 ROOM | S$500 | — |
| Jan 2025 | Blk 508 · 2 ROOM | S$2,200 | — |
| Jan 2024 | Blk 508 · 2 ROOM | S$1,350 | — |
| Oct 2023 | Blk 508 · 2 ROOM | S$1,200 | — |
| Jul 2023 | Blk 508 · 2 ROOM | S$1,250 | — |
| Feb 2023 | Blk 508 · 2 ROOM | S$1,400 | — |
| Feb 2022 | Blk 508 · 2 ROOM | S$1,200 | — |
| Dec 2021 | Blk 508 · 2 ROOM | S$1,350 | — |
| Nov 2021 | Blk 508 · 2 ROOM | S$1,200 | — |
| May 2021 | Blk 508 · 2 ROOM | S$1,000 | — |
| Feb 2021 | Blk 508 · 2 ROOM | S$1,200 | — |
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$316,876 | S$349,856 | S$378,901 | S$385,528 |
| 10 years | 42 years | S$298,416 | S$363,768 | S$426,675 | S$441,729 |
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.