Blk 552 Ang Mo Kio Ave 10
Project page · 99-year lease from 1980
Based on 22 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 460 | 19 TO 21 | 120 sqm | S$788,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Sept 2026 | Blk 545 | 22 TO 24 | 118 sqm | S$798,888 | S$6,770 psm | ×1.000 | S$6,770 psm |
| Sept 2026 | Blk 539 | 04 TO 06 | 118 sqm | S$700,000 | S$5,932 psm | ×1.000 | S$5,932 psm |
| Aug 2026 | Blk 460 | 22 TO 24 | 120 sqm | S$741,888 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Jul 2026 | Blk 458 | 04 TO 06 | 120 sqm | S$717,000 | S$5,975 psm | ×1.000 | S$5,975 psm |
| Jul 2026 | Blk 539 | 22 TO 24 | 118 sqm | S$755,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Jun 2026 | Blk 439 | 22 TO 24 | 119 sqm | S$808,000 | S$6,790 psm | ×1.000 | S$6,790 psm |
| May 2026 | Blk 551 | 19 TO 21 | 118 sqm | S$760,000 | S$6,441 psm | ×1.000 | S$6,441 psm |
| May 2026 | Blk 460 | 19 TO 21 | 120 sqm | S$768,888 | S$6,407 psm | ×1.000 | S$6,407 psm |
| May 2026 | Blk 458 | 16 TO 18 | 120 sqm | S$800,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| May 2026 | Blk 553 | 19 TO 21 | 119 sqm | S$752,888 | S$6,327 psm | ×1.000 | S$6,327 psm |
| Apr 2026 | Blk 402 | 04 TO 06 | 119 sqm | S$710,000 | S$5,966 psm | ×1.000 | S$5,966 psm |
| Mar 2026 | Blk 458 | 13 TO 15 | 120 sqm | S$750,888 | S$6,257 psm | ×0.997 | S$6,239 psm |
| Mar 2026 | Blk 458 | 10 TO 12 | 120 sqm | S$738,000 | S$6,150 psm | ×0.997 | S$6,132 psm |
| Feb 2026 | Blk 551 | 19 TO 21 | 118 sqm | S$740,000 | S$6,271 psm | ×0.997 | S$6,253 psm |
| Feb 2026 | Blk 431 | 07 TO 09 | 119 sqm | S$765,000 | S$6,429 psm | ×0.997 | S$6,410 psm |
| Jan 2026 | Blk 458 | 22 TO 24 | 120 sqm | S$788,000 | S$6,567 psm | ×0.997 | S$6,547 psm |
| Jan 2026 | Blk 437 | 19 TO 21 | 119 sqm | S$868,000 | S$7,294 psm | ×0.997 | S$7,273 psm |
| Dec 2025 | Blk 539 | 07 TO 09 | 118 sqm | S$690,888 | S$5,855 psm | ×0.996 | S$5,832 psm |
| Dec 2025 | Blk 439 | 19 TO 21 | 119 sqm | S$830,000 | S$6,975 psm | ×0.996 | S$6,947 psm |
| Dec 2025 | Blk 551 | 04 TO 06 | 118 sqm | S$660,000 | S$5,593 psm | ×0.996 | S$5,571 psm |
| Dec 2025 | Blk 545 | 19 TO 21 | 118 sqm | S$780,000 | S$6,610 psm | ×0.996 | S$6,584 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.
5.51% gross yield
S$42,000 of rent a year against the estimate above · 0.37 points below 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$761,940?
Buying: Stamp duty on S$761,940 · Cash and CPF needed on S$761,940 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$761,940.
Each opens with this figure filled in; change anything there.
Primary schools near 552 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 · 489 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Townsville Primary School · 1,295 m
- Mayflower Primary School · 1,510 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,725 m · no 2025 Phase 2C ballot
- Rosyth School · 1,879 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,896 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,896 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 552 · 5 ROOM · 22 TO 24 · Improved · 54 years left | 119 sqm | S$780,000 | S$6,555 psm |
| May 2025 | Blk 552 · 5 ROOM · 22 TO 24 · Improved · 54 years left | 119 sqm | S$745,000 | S$6,261 psm |
| Mar 2025 | Blk 552 · 5 ROOM · 10 TO 12 · Improved · 55 years left | 119 sqm | S$745,000 | S$6,261 psm |
| Oct 2024 | Blk 552 · 5 ROOM · 04 TO 06 · Improved · 55 years left | 119 sqm | S$665,888 | S$5,596 psm |
| Aug 2024 | Blk 552 · 5 ROOM · 22 TO 24 · Improved · 55 years left | 119 sqm | S$780,000 | S$6,555 psm |
| Nov 2023 | Blk 552 · 5 ROOM · 16 TO 18 · Improved · 56 years left | 119 sqm | S$718,000 | S$6,034 psm |
| Sept 2023 | Blk 552 · 5 ROOM · 01 TO 03 · Improved · 56 years left | 119 sqm | S$605,000 | S$5,084 psm |
| May 2023 | Blk 552 · 5 ROOM · 10 TO 12 · Improved · 56 years left | 119 sqm | S$660,000 | S$5,546 psm |
| Aug 2022 | Blk 552 · 5 ROOM · 19 TO 21 · Improved · 57 years left | 119 sqm | S$678,000 | S$5,697 psm |
| Nov 2021 | Blk 552 · 5 ROOM · 07 TO 09 · Improved · 58 years left | 119 sqm | S$638,000 | S$5,361 psm |
| Oct 2021 | Blk 552 · 5 ROOM · 22 TO 24 · Improved · 58 years left | 119 sqm | S$668,000 | S$5,613 psm |
Showing 11 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 552 · 5 ROOM | S$3,800 | — |
| Jul 2026 | Blk 552 · 5 ROOM | S$2,800 | — |
| Mar 2026 | Blk 552 · 5 ROOM | S$3,900 | — |
| Jun 2025 | Blk 552 · 5 ROOM | S$3,600 | — |
| Apr 2025 | Blk 552 · 5 ROOM | S$3,900 | — |
| May 2024 | Blk 552 · 5 ROOM | S$2,800 | — |
| Feb 2024 | Blk 552 · 5 ROOM | S$3,200 | — |
| May 2023 | Blk 552 · 5 ROOM | S$3,500 | — |
| Feb 2023 | Blk 552 · 5 ROOM | S$2,600 | — |
| Mar 2022 | Blk 552 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 552 · 5 ROOM | S$2,000 | — |
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$723,560 | S$798,869 | S$865,190 | S$880,321 |
| 10 years | 42 years | S$681,409 | S$830,634 | S$974,276 | S$1,008,652 |
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.