Blk 539 Ang Mo Kio Ave 10
Project page · 99-year lease from 1980
Based on 3 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 539 | 04 TO 06 | 118 sqm | S$700,000 | S$5,932 psm | ×1.000 | S$5,932 psm |
| Jul 2026 | Blk 539 | 22 TO 24 | 118 sqm | S$755,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Dec 2025 | Blk 539 | 07 TO 09 | 118 sqm | S$690,888 | S$5,855 psm | ×0.996 | S$5,832 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.
6.00% gross yield
S$42,000 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 37 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 459 | 5 ROOM | S$3,800 |
| Aug 2026 | 459 | 5 ROOM | S$3,400 |
| Jul 2026 | 552 | 5 ROOM | S$3,800 |
| Jul 2026 | 460 | 5 ROOM | S$3,400 |
| Jul 2026 | 459 | 5 ROOM | S$3,400 |
| Jul 2026 | 552 | 5 ROOM | S$2,800 |
| Jun 2026 | 460 | 5 ROOM | S$3,600 |
| Jun 2026 | 402 | 5 ROOM | S$3,500 |
median of 37 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 10 since 2025-10.
Buying or selling at S$700,000?
Buying: Stamp duty on S$700,000 · Cash and CPF needed on S$700,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$700,000.
Each opens with this figure filled in; change anything there.
Primary schools near 539 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
- Jing Shan Primary School · 366 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Ghee Primary School · 1,089 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mayflower Primary School · 1,155 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,595 m
- Anderson Primary School · 1,641 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ang Mo Kio Primary School · 1,712 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 539 · 5 ROOM · 04 TO 06 · Improved · 52 years left | 118 sqm | S$700,000 | S$5,932 psm |
| Jul 2026 | Blk 539 · 5 ROOM · 22 TO 24 · Improved · 53 years left | 118 sqm | S$755,000 | S$6,398 psm |
| Dec 2025 | Blk 539 · 5 ROOM · 07 TO 09 · Improved · 53 years left | 118 sqm | S$690,888 | S$5,855 psm |
| Jul 2025 | Blk 539 · 5 ROOM · 25 TO 27 · Improved · 54 years left | 118 sqm | S$720,888 | S$6,109 psm |
| Jun 2025 | Blk 539 · 5 ROOM · 19 TO 21 · Improved · 54 years left | 118 sqm | S$795,000 | S$6,737 psm |
| Apr 2025 | Blk 539 · 5 ROOM · 04 TO 06 · Improved · 54 years left | 118 sqm | S$750,800 | S$6,363 psm |
| Oct 2024 | Blk 539 · 5 ROOM · 16 TO 18 · Improved · 54 years left | 118 sqm | S$785,000 | S$6,653 psm |
| Aug 2024 | Blk 539 · 5 ROOM · 13 TO 15 · Improved · 55 years left | 118 sqm | S$762,000 | S$6,458 psm |
| Sept 2023 | Blk 539 · 5 ROOM · 01 TO 03 · Improved · 55 years left | 118 sqm | S$650,000 | S$5,508 psm |
| Jun 2022 | Blk 539 · 5 ROOM · 19 TO 21 · Improved · 57 years left | 118 sqm | S$670,000 | S$5,678 psm |
| Mar 2022 | Blk 539 · 5 ROOM · 10 TO 12 · Improved · 57 years left | 118 sqm | S$645,000 | S$5,466 psm |
| Mar 2022 | Blk 539 · 5 ROOM · 04 TO 06 · Improved · 57 years left | 118 sqm | S$580,000 | S$4,915 psm |
| Jan 2022 | Blk 539 · 5 ROOM · 22 TO 24 · Improved · 57 years left | 118 sqm | S$670,000 | S$5,678 psm |
| Oct 2021 | Blk 539 · 5 ROOM · 01 TO 03 · Improved · 57 years left | 118 sqm | S$515,000 | S$4,364 psm |
Showing 14 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 539 · 5 ROOM | S$3,550 | — |
| Mar 2026 | Blk 539 · 5 ROOM | S$3,550 | — |
| Feb 2026 | Blk 539 · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 539 · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 539 · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 539 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 539 · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 539 · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 539 · 5 ROOM | S$3,720 | — |
| Sept 2024 | Blk 539 · 5 ROOM | S$3,500 | — |
| Mar 2024 | Blk 539 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 539 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 539 · 5 ROOM | S$3,200 | — |
| Nov 2023 | Blk 539 · 5 ROOM | S$3,900 | — |
| Nov 2023 | Blk 539 · 5 ROOM | S$3,350 | — |
| Nov 2023 | Blk 539 · 5 ROOM | S$3,300 | — |
| Aug 2023 | Blk 539 · 5 ROOM | S$3,700 | — |
| Jul 2023 | Blk 539 · 5 ROOM | S$4,000 | — |
| May 2023 | Blk 539 · 5 ROOM | S$3,900 | — |
| Apr 2023 | Blk 539 · 5 ROOM | S$3,400 | — |
| Dec 2022 | Blk 539 · 5 ROOM | S$3,600 | — |
| Oct 2022 | Blk 539 · 5 ROOM | S$2,400 | — |
| Sept 2022 | Blk 539 · 5 ROOM | S$2,300 | — |
| May 2022 | Blk 539 · 5 ROOM | S$3,300 | — |
| Mar 2022 | Blk 539 · 5 ROOM | S$2,800 | — |
| Jan 2022 | Blk 539 · 5 ROOM | S$1,900 | — |
| Nov 2021 | Blk 539 · 5 ROOM | S$2,750 | — |
| Oct 2021 | Blk 539 · 5 ROOM | S$2,800 | — |
| Aug 2021 | Blk 539 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 539 · 5 ROOM | S$2,600 | — |
| Apr 2021 | Blk 539 · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 539 · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 539 · 5 ROOM | S$1,850 | — |
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$664,739 | S$733,926 | S$794,856 | S$808,757 |
| 10 years | 42 years | S$626,015 | S$763,109 | S$895,074 | S$926,655 |
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.