Blk 542 Ang Mo Kio Ave 10
Project page · 99-year lease from 1981
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 542 | 01 TO 03 | 68 sqm | S$405,000 | S$5,956 psm | ×1.000 | S$5,956 psm |
| May 2026 | Blk 542 | 07 TO 09 | 68 sqm | S$410,000 | S$6,029 psm | ×1.000 | S$6,029 psm |
| Jan 2026 | Blk 542 | 04 TO 06 | 68 sqm | S$410,000 | S$6,029 psm | ×0.997 | S$6,012 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.
8.22% gross yield
S$33,600 of rent a year against the estimate above · 0.36 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 314 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 | 419 | 3 ROOM | S$3,100 |
| Sept 2026 | 443 | 3 ROOM | S$3,100 |
| Sept 2026 | 442 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
| Sept 2026 | 417 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
| Sept 2026 | 445 | 3 ROOM | S$3,000 |
| Sept 2026 | 575 | 3 ROOM | S$3,000 |
median of 314 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 10 since 2025-10.
Buying or selling at S$408,790?
Buying: Stamp duty on S$408,790 · Cash and CPF needed on S$408,790 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,790.
Each opens with this figure filled in; change anything there.
Primary schools near 542 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 · 449 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Ghee Primary School · 1,095 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mayflower Primary School · 1,344 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,541 m
- Anderson Primary School · 1,829 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ang Mo Kio Primary School · 1,857 m · no 2025 Phase 2C ballot
- Rosyth School · 1,985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 68 sqm | S$405,000 | S$5,956 psm |
| May 2026 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Feb 2026 | Blk 542 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jan 2026 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Sept 2025 | Blk 542 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 93 sqm | S$480,000 | S$5,161 psm |
| Sept 2025 | Blk 542 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jan 2025 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Sept 2024 | Blk 542 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Aug 2024 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Jun 2024 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$422,000 | S$6,206 psm |
| May 2024 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$352,000 | S$5,176 psm |
| Mar 2024 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Mar 2024 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$365,000 | S$5,368 psm |
| Feb 2024 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Apr 2023 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Aug 2022 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 68 sqm | S$353,000 | S$5,191 psm |
| Mar 2022 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Mar 2022 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 68 sqm | S$345,000 | S$5,074 psm |
Showing 18 of 88.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 542 · 3 ROOM | S$1,800 | — |
| Jan 2026 | Blk 542 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 542 · 3 ROOM | S$2,200 | — |
| Jan 2025 | Blk 542 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 542 · 3 ROOM | S$2,400 | — |
| Apr 2024 | Blk 542 · 3 ROOM | S$1,800 | — |
| Jun 2023 | Blk 542 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 542 · 3 ROOM | S$1,700 | — |
| Feb 2023 | Blk 542 · 3 ROOM | S$2,600 | — |
| Sept 2022 | Blk 542 · 3 ROOM | S$2,400 | — |
| Apr 2022 | Blk 542 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 542 · 3 ROOM | S$1,750 | — |
| May 2021 | Blk 542 · 3 ROOM | S$1,500 | — |
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 53 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 | 48 years | S$388,199 | S$428,603 | S$464,185 | S$472,303 |
| 10 years | 43 years | S$365,584 | S$445,645 | S$522,711 | S$541,154 |
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.