homequant
HDB · 560522

Blk 522 Ang Mo Kio Ave 5

Project page · 99-year lease from 1980

Indicative value range
S$526,122 – S$551,145
Indicative mid S$544,389 · S$5,982 psm

Based on 15 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
Oct 2026Blk 64807 TO 09100 sqmS$590,888S$5,909 psm×1.000S$5,909 psm
Oct 2026Blk 64804 TO 06100 sqmS$598,888S$5,989 psm×1.000S$5,989 psm
Sept 2026Blk 53701 TO 0392 sqmS$560,000S$6,087 psm×1.000S$6,087 psm
Sept 2026Blk 18204 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Jul 2026Blk 60410 TO 1291 sqmS$575,000S$6,319 psm×1.000S$6,319 psm
Jun 2026Blk 50207 TO 0993 sqmS$595,000S$6,398 psm×1.000S$6,398 psm
May 2026Blk 60604 TO 0691 sqmS$526,000S$5,780 psm×1.000S$5,780 psm
May 2026Blk 60204 TO 0691 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
May 2026Blk 18210 TO 1293 sqmS$558,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 53804 TO 0693 sqmS$540,000S$5,806 psm×1.000S$5,806 psm
Mar 2026Blk 17901 TO 0391 sqmS$550,000S$6,044 psm×0.997S$6,026 psm
Feb 2026Blk 50204 TO 0693 sqmS$558,000S$6,000 psm×0.997S$5,982 psm
Feb 2026Blk 17901 TO 0391 sqmS$515,000S$5,659 psm×0.997S$5,643 psm
Jan 2026Blk 64310 TO 12100 sqmS$580,000S$5,800 psm×0.997S$5,783 psm
Dec 2025Blk 52204 TO 0692 sqmS$565,000S$6,141 psm×0.996S$6,117 psm

How accurate is this estimate for Ang Mo Kio Ave 5?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 90 sales in Ang Mo Kio Ave 5 since.

Median error
4.8%

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.

7.27% gross yield

S$39,600 of rent a year against the estimate above · 0.21 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 23 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 20266024 ROOMS$3,350
Sept 20261824 ROOMS$3,300
Aug 20261794 ROOMS$2,700
Jul 20265034 ROOMS$3,400
Jul 20265384 ROOMS$3,300
Jul 20265374 ROOMS$3,200
Jun 20266434 ROOMS$3,500
Apr 20265234 ROOMS$3,300

median of 23 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 5 since 2025-10.

Buying or selling at S$544,389?

Buying: Stamp duty on S$544,389 · Cash and CPF needed on S$544,389 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$544,389.

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

Primary schools near 522 Ang Mo Kio Ave 5

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
Dec 2025
Blk 522 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$565,000S$6,141 psm
Oct 2025
Blk 522 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
91 sqmS$588,000S$6,462 psm
Sept 2025
Blk 522 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$540,000S$5,870 psm
Oct 2024
Blk 522 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
91 sqmS$580,000S$6,374 psm
Jan 2024
Blk 522 · 4 ROOM · 01 TO 03 · New Generation · 56 years left
92 sqmS$501,000S$5,446 psm
Jul 2023
Blk 522 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
91 sqmS$528,888S$5,812 psm
Nov 2022
Blk 522 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
92 sqmS$500,800S$5,443 psm
Jun 2022
Blk 522 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
91 sqmS$462,000S$5,077 psm
May 2022
Blk 522 · 4 ROOM · 10 TO 12 · New Generation · 57 years left
92 sqmS$470,000S$5,109 psm
See more

Showing 9 of 28.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years47 yearsS$516,967S$570,774S$618,159S$628,970
10 years42 yearsS$486,852S$593,470S$696,099S$720,659

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.