Blk 538 Ang Mo Kio Ave 5
Project page · 99-year lease from 1980
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 538 | 07 TO 09 | 68 sqm | S$390,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Aug 2026 | Blk 538 | 04 TO 06 | 68 sqm | S$388,000 | S$5,706 psm | ×1.000 | S$5,706 psm |
| May 2026 | Blk 538 | 01 TO 03 | 68 sqm | S$390,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Dec 2025 | Blk 538 | 04 TO 06 | 68 sqm | S$400,000 | S$5,882 psm | ×0.996 | S$5,859 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.
8.62% gross yield
S$33,600 of rent a year against the estimate above · 0.76 points above 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 523 | 3 ROOM | S$3,000 |
| Sept 2026 | 538 | 3 ROOM | S$3,000 |
| Sept 2026 | 154 | 3 ROOM | S$3,000 |
| Sept 2026 | 605 | 3 ROOM | S$2,800 |
| Sept 2026 | 649 | 3 ROOM | S$2,800 |
| Sept 2026 | 153 | 3 ROOM | S$2,800 |
| Sept 2026 | 180 | 3 ROOM | S$2,800 |
| Sept 2026 | 603 | 3 ROOM | S$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$390,000?
Buying: Stamp duty on S$390,000 · Cash and CPF needed on S$390,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$390,000.
Each opens with this figure filled in; change anything there.
Primary schools near 538 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
- Jing Shan Primary School · 344 m · no 2025 Phase 2C ballot
1 to 2 km
- Mayflower Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Teck Ghee Primary School · 1,085 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anderson Primary School · 1,545 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Townsville Primary School · 1,619 m
- Ang Mo Kio Primary School · 1,628 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 52 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Aug 2026 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$388,000 | S$5,706 psm |
| May 2026 | Blk 538 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2026 | Blk 538 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Dec 2025 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Nov 2025 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 82 sqm | S$450,000 | S$5,488 psm |
| Oct 2025 | Blk 538 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 82 sqm | S$453,000 | S$5,524 psm |
| Oct 2025 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 68 sqm | S$458,000 | S$6,735 psm |
| Jul 2025 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Jun 2025 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 82 sqm | S$492,000 | S$6,000 psm |
| May 2025 | Blk 538 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 68 sqm | S$465,000 | S$6,838 psm |
| May 2025 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$442,888 | S$6,513 psm |
| Apr 2025 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$423,000 | S$6,221 psm |
| Feb 2025 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 82 sqm | S$520,000 | S$6,341 psm |
| Jul 2024 | Blk 538 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 93 sqm | S$528,000 | S$5,677 psm |
| Jul 2024 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Jul 2024 | Blk 538 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Jul 2024 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$370,000 | S$5,441 psm |
| Dec 2023 | Blk 538 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 68 sqm | S$398,000 | S$5,853 psm |
| May 2023 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Mar 2023 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$340,000 | S$5,000 psm |
| Feb 2023 | Blk 538 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$358,000 | S$5,265 psm |
| Jan 2023 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$356,000 | S$5,235 psm |
| Nov 2022 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$360,000 | S$5,294 psm |
| Sept 2022 | Blk 538 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$335,888 | S$4,940 psm |
| Aug 2022 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$340,000 | S$5,000 psm |
| Mar 2022 | Blk 538 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 68 sqm | S$322,000 | S$4,735 psm |
| Feb 2022 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$335,000 | S$4,926 psm |
| Oct 2021 | Blk 538 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$342,000 | S$5,029 psm |
| Oct 2021 | Blk 538 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$337,000 | S$4,956 psm |
Showing 30 of 122.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 538 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 538 · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 538 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 538 · 3 ROOM | S$2,600 | — |
| Apr 2026 | Blk 538 · 3 ROOM | S$1,800 | — |
| Mar 2026 | Blk 538 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 538 · 3 ROOM | S$2,000 | — |
| Mar 2026 | Blk 538 · 3 ROOM | S$1,550 | — |
| Jan 2026 | Blk 538 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 538 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 538 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 538 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 538 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 538 · 3 ROOM | S$2,850 | — |
| Aug 2025 | Blk 538 · 3 ROOM | S$2,600 | — |
| Aug 2025 | Blk 538 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 538 · 4 ROOM | S$2,950 | — |
| Dec 2024 | Blk 538 · 3 ROOM | S$2,400 | — |
| Dec 2024 | Blk 538 · 3 ROOM | S$1,500 | — |
| Oct 2024 | Blk 538 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 538 · 3 ROOM | S$2,000 | — |
| Sept 2024 | Blk 538 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 538 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 538 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 538 · 3 ROOM | S$1,550 | — |
| Apr 2024 | Blk 538 · 4 ROOM | S$2,600 | — |
| Apr 2024 | Blk 538 · 3 ROOM | S$1,800 | — |
| Dec 2023 | Blk 538 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 538 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 538 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 538 · 3 ROOM | S$2,850 | — |
| Aug 2023 | Blk 538 · 3 ROOM | S$2,600 | — |
| Aug 2023 | Blk 538 · 3 ROOM | S$1,600 | — |
| Jul 2023 | Blk 538 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 538 · 3 ROOM | S$2,300 | — |
| Dec 2022 | Blk 538 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 538 · 3 ROOM | S$1,450 | — |
| Nov 2022 | Blk 538 · 3 ROOM | S$2,000 | — |
| Sept 2022 | Blk 538 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 538 · 4 ROOM | S$3,200 | — |
| Aug 2022 | Blk 538 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 538 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 538 · 3 ROOM | S$1,500 | — |
| Mar 2022 | Blk 538 · 3 ROOM | S$1,900 | — |
| Feb 2022 | Blk 538 · 3 ROOM | S$1,650 | — |
| Jan 2022 | Blk 538 · 3 ROOM | S$2,600 | — |
| Oct 2021 | Blk 538 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 538 · 3 ROOM | S$2,200 | — |
| Sept 2021 | Blk 538 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 538 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 538 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 538 · 4 ROOM | S$2,150 | — |
| Jun 2021 | Blk 538 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 538 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 538 · 3 ROOM | S$1,450 | — |
| Jan 2021 | Blk 538 · 3 ROOM | S$2,400 | — |
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$370,355 | S$408,901 | S$442,848 | S$450,593 |
| 10 years | 42 years | S$348,780 | S$425,161 | S$498,684 | S$516,279 |
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.