Blk 618 Ang Mo Kio Ave 4
Project page · 99-year lease from 1996
Based on 3 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 176 | 04 TO 06 | 119 sqm | S$850,000 | S$7,143 psm | ×1.000 | S$7,143 psm |
| Jan 2026 | Blk 618 | 07 TO 09 | 134 sqm | S$938,000 | S$7,000 psm | ×0.997 | S$6,979 psm |
| Dec 2025 | Blk 176 | 10 TO 12 | 119 sqm | S$938,000 | S$7,882 psm | ×0.996 | S$7,851 psm |
How accurate is this estimate for Ang Mo Kio Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 107 sales in Ang Mo Kio Ave 4 since.
- Median error
- 4.0%
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.
4.51% gross yield
S$43,200 of rent a year against the estimate above · 1.17 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Sept 2026 | 176 | 5 ROOM | S$4,000 |
| Jul 2026 | 111 | 5 ROOM | S$3,450 |
| Jul 2026 | 617 | 5 ROOM | S$3,400 |
| Jul 2026 | 176 | 5 ROOM | S$3,000 |
| Jul 2026 | 171 | 5 ROOM | S$2,600 |
| Jun 2026 | 618 | 5 ROOM | S$3,900 |
| May 2026 | 617 | 5 ROOM | S$4,300 |
| May 2026 | 609 | 5 ROOM | S$3,800 |
median of 19 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$957,143?
Buying: Stamp duty on S$957,143 · Cash and CPF needed on S$957,143 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$957,143.
Each opens with this figure filled in; change anything there.
Primary schools near 618 Ang Mo Kio Ave 4
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
- Mayflower Primary School · 464 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 508 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anderson Primary School · 715 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ang Mo Kio Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Jing Shan Primary School · 1,571 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,885 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,949 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 618 · 5 ROOM · 07 TO 09 · Model A · 70 years left | 134 sqm | S$938,000 | S$7,000 psm |
| May 2025 | Blk 618 · 5 ROOM · 07 TO 09 · Model A · 70 years left | 133 sqm | S$948,888 | S$7,135 psm |
| Feb 2025 | Blk 618 · 5 ROOM · 13 TO 15 · Model A · 70 years left | 133 sqm | S$945,000 | S$7,105 psm |
| Dec 2024 | Blk 618 · 5 ROOM · 04 TO 06 · Model A · 71 years left | 133 sqm | S$820,000 | S$6,165 psm |
| Aug 2024 | Blk 618 · 5 ROOM · 16 TO 18 · Model A · 71 years left | 137 sqm | S$900,000 | S$6,569 psm |
| Jul 2024 | Blk 618 · 5 ROOM · 16 TO 18 · Model A · 71 years left | 130 sqm | S$866,000 | S$6,662 psm |
| May 2024 | Blk 618 · 5 ROOM · 01 TO 03 · Model A · 71 years left | 133 sqm | S$700,000 | S$5,263 psm |
| Feb 2024 | Blk 618 · 5 ROOM · 04 TO 06 · Model A · 71 years left | 133 sqm | S$820,000 | S$6,165 psm |
| Nov 2023 | Blk 618 · 5 ROOM · 10 TO 12 · Model A · 72 years left | 133 sqm | S$840,000 | S$6,316 psm |
| Aug 2023 | Blk 618 · 5 ROOM · 07 TO 09 · Model A · 72 years left | 137 sqm | S$848,000 | S$6,190 psm |
| Apr 2023 | Blk 618 · 5 ROOM · 04 TO 06 · Model A · 72 years left excluded: outlier | 134 sqm | S$635,000 | S$4,739 psm |
| Jan 2023 | Blk 618 · 5 ROOM · 13 TO 15 · Model A · 73 years left | 133 sqm | S$858,000 | S$6,451 psm |
| Nov 2021 | Blk 618 · 5 ROOM · 01 TO 03 · Model A · 74 years left | 137 sqm | S$730,000 | S$5,328 psm |
Showing 13 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 618 · 5 ROOM | S$3,900 | — |
| Jul 2024 | Blk 618 · 5 ROOM | S$3,900 | — |
| Jun 2024 | Blk 618 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 618 · 5 ROOM | S$3,900 | — |
| Oct 2021 | Blk 618 · 5 ROOM | S$1,850 | — |
| May 2021 | Blk 618 · 5 ROOM | S$2,200 | — |
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 68 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 | 63 years | S$927,259 | S$1,023,769 | S$1,108,762 | S$1,128,153 |
| 10 years | 58 years | S$894,615 | S$1,090,531 | S$1,279,117 | S$1,324,249 |
| 20 years | 48 years | S$810,979 | S$1,205,072 | S$1,657,897 | S$1,776,955 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.