Blk 558 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 558 | 10 TO 12 | 67 sqm | S$360,000 | S$5,373 psm | ×1.000 | S$5,373 psm |
| May 2026 | Blk 558 | 01 TO 03 | 67 sqm | S$355,000 | S$5,299 psm | ×1.000 | S$5,299 psm |
| Mar 2026 | Blk 558 | 01 TO 03 | 67 sqm | S$373,000 | S$5,567 psm | ×0.997 | S$5,551 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.
9.33% gross yield
S$33,600 of rent a year against the estimate above · 1.47 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$360,000?
Buying: Stamp duty on S$360,000 · Cash and CPF needed on S$360,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$360,000.
Each opens with this figure filled in; change anything there.
Primary schools near 558 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 · 742 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Ghee Primary School · 1,058 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 1,275 m
- CHIJ Our Lady of Good Counsel (girls) · 1,511 m · no 2025 Phase 2C ballot
- Rosyth School · 1,629 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,632 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,795 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$360,000 | S$5,373 psm |
| May 2026 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$355,000 | S$5,299 psm |
| May 2026 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 82 sqm | S$470,000 | S$5,732 psm |
| Mar 2026 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 53 years left excluded: outlier | 67 sqm | S$480,000 | S$7,164 psm |
| Mar 2026 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$373,000 | S$5,567 psm |
| Aug 2025 | Blk 558 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$396,000 | S$5,910 psm |
| Aug 2025 | Blk 558 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jul 2025 | Blk 558 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Jun 2025 | Blk 558 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Jun 2025 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Jun 2025 | Blk 558 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Mar 2025 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Feb 2025 | Blk 558 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$532,888 | S$5,792 psm |
| Feb 2025 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 67 sqm | S$403,000 | S$6,015 psm |
| Oct 2024 | Blk 558 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$410,888 | S$6,133 psm |
| Oct 2024 | Blk 558 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$402,000 | S$6,000 psm |
| Sept 2024 | Blk 558 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 67 sqm | S$383,000 | S$5,716 psm |
| May 2024 | Blk 558 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$502,000 | S$5,457 psm |
| May 2023 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 82 sqm | S$415,000 | S$5,061 psm |
| Mar 2023 | Blk 558 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 82 sqm | S$390,000 | S$4,756 psm |
| Oct 2022 | Blk 558 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 67 sqm | S$345,000 | S$5,149 psm |
| Sept 2022 | Blk 558 · 3 ROOM · 13 TO 15 · New Generation · 57 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Jul 2022 | Blk 558 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$333,000 | S$4,970 psm |
| Jul 2022 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$316,800 | S$4,728 psm |
| Feb 2022 | Blk 558 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Feb 2022 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$320,000 | S$4,776 psm |
| Feb 2022 | Blk 558 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$300,000 | S$4,478 psm |
Showing 27 of 117.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 558 · 3 ROOM | S$2,200 | — |
| Aug 2026 | Blk 558 · 3 ROOM | S$2,100 | — |
| Jun 2026 | Blk 558 · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 558 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 558 · 3 ROOM | S$1,600 | — |
| Apr 2026 | Blk 558 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 558 · 3 ROOM | S$2,700 | — |
| Mar 2026 | Blk 558 · 3 ROOM | S$2,750 | — |
| Feb 2026 | Blk 558 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 558 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 558 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 558 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 558 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 558 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 558 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 558 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 558 · 3 ROOM | S$2,650 | — |
| Mar 2025 | Blk 558 · 3 ROOM | S$3,300 | — |
| Mar 2025 | Blk 558 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 558 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 558 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 558 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 558 · 3 ROOM | S$2,200 | — |
| Aug 2024 | Blk 558 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 558 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 558 · 3 ROOM | S$1,600 | — |
| Jun 2024 | Blk 558 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 558 · 3 ROOM | S$1,550 | — |
| Apr 2024 | Blk 558 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 558 · 3 ROOM | S$1,500 | — |
| Jan 2024 | Blk 558 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 558 · 3 ROOM | S$3,300 | — |
| Dec 2023 | Blk 558 · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 558 · 3 ROOM | S$1,250 | — |
| Sept 2023 | Blk 558 · 4 ROOM | S$2,600 | — |
| Sept 2023 | Blk 558 · 3 ROOM | S$1,500 | — |
| Aug 2023 | Blk 558 · 3 ROOM | S$2,450 | — |
| Aug 2023 | Blk 558 · 4 ROOM | S$1,200 | — |
| May 2023 | Blk 558 · 3 ROOM | S$1,900 | — |
| Apr 2023 | Blk 558 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 558 · 3 ROOM | S$2,600 | — |
| Mar 2023 | Blk 558 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 558 · 3 ROOM | S$2,000 | — |
| Jan 2023 | Blk 558 · 3 ROOM | S$3,300 | — |
| Jan 2023 | Blk 558 · 3 ROOM | S$2,700 | — |
| Nov 2022 | Blk 558 · 3 ROOM | S$1,800 | — |
| Aug 2022 | Blk 558 · 3 ROOM | S$2,700 | — |
| Aug 2022 | Blk 558 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 558 · 3 ROOM | S$1,950 | — |
| Aug 2022 | Blk 558 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 558 · 3 ROOM | S$1,600 | — |
| May 2022 | Blk 558 · 3 ROOM | S$2,700 | — |
| May 2022 | Blk 558 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 558 · 3 ROOM | S$1,800 | — |
| Mar 2022 | Blk 558 · 3 ROOM | S$1,750 | — |
| Mar 2022 | Blk 558 · 3 ROOM | S$1,450 | — |
| Oct 2021 | Blk 558 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 558 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 558 · 3 ROOM | S$1,780 | — |
| May 2021 | Blk 558 · 3 ROOM | S$1,750 | — |
| Apr 2021 | Blk 558 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 558 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 558 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 558 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 558 · 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 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$341,866 | S$377,447 | S$408,783 | S$415,932 |
| 10 years | 42 years | S$321,951 | S$392,456 | S$460,324 | S$476,566 |
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.