homequant
HDB · 560523

Blk 523 Ang Mo Kio Ave 5

Project page · 99-year lease from 1980

Indicative value range
S$442,683 – S$468,895
Indicative mid S$455,122 · S$6,693 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
Aug 2026Blk 52307 TO 0968 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
May 2026Blk 52310 TO 1268 sqmS$465,000S$6,838 psm×1.000S$6,838 psm
Jan 2026Blk 52310 TO 1268 sqmS$482,000S$7,088 psm×0.997S$7,067 psm
Nov 2025Blk 52304 TO 0668 sqmS$447,000S$6,574 psm×0.996S$6,548 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.

7.38% gross yield

S$33,600 of rent a year against the estimate above · 0.48 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 181 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 20265233 ROOMS$3,000
Sept 20265383 ROOMS$3,000
Sept 20261543 ROOMS$3,000
Sept 20266053 ROOMS$2,800
Sept 20266493 ROOMS$2,800
Sept 20261533 ROOMS$2,800
Sept 20261803 ROOMS$2,800
Sept 20266033 ROOMS$2,700

median of 181 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 5 since 2025-10.

Buying or selling at S$455,122?

Buying: Stamp duty on S$455,122 · Cash and CPF needed on S$455,122 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$455,122.

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

Primary schools near 523 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
Aug 2026
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
68 sqmS$435,000S$6,397 psm
May 2026
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
68 sqmS$465,000S$6,838 psm
Jan 2026
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
68 sqmS$482,000S$7,088 psm
Nov 2025
Blk 523 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$447,000S$6,574 psm
Jun 2025
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
68 sqmS$460,000S$6,765 psm
May 2024
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$440,000S$6,471 psm
May 2024
Blk 523 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$375,000S$5,515 psm
Feb 2024
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$399,000S$5,868 psm
Jan 2024
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
68 sqmS$410,000S$6,029 psm
Dec 2023
Blk 523 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
93 sqmS$532,000S$5,720 psm
Oct 2023
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
68 sqmS$428,000S$6,294 psm
Aug 2023
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
82 sqmS$480,000S$5,854 psm
Aug 2023
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$380,000S$5,588 psm
Jul 2023
Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
93 sqmS$538,000S$5,785 psm
Feb 2023
Blk 523 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$365,000S$5,368 psm
Dec 2022
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$378,000S$5,559 psm
Aug 2022
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
68 sqmS$401,000S$5,897 psm
Aug 2022
Blk 523 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$338,888S$4,984 psm
Jul 2022
Blk 523 · 3 ROOM · 13 TO 15 · New Generation · 57 years left
68 sqmS$399,000S$5,868 psm
Jul 2022
Blk 523 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
68 sqmS$389,000S$5,721 psm
Jun 2022
Blk 523 · 4 ROOM · 13 TO 15 · New Generation · 57 years left
93 sqmS$490,000S$5,269 psm
Dec 2021
Blk 523 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$380,000S$5,588 psm
See more

Showing 22 of 100.

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$432,197S$477,180S$516,795S$525,833
10 years42 yearsS$407,019S$496,154S$581,954S$602,488

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.