Blk 620 Ang Mo Kio Ave 9
Project page · 99-year lease from 1980
Based on 3 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Sept 2025 | Blk 620 | 10 TO 12 | 121 sqm | S$780,000 | S$6,446 psm | ×0.996 | S$6,418 psm |
| Aug 2025 | Blk 620 | 10 TO 12 | 121 sqm | S$740,000 | S$6,116 psm | ×0.996 | S$6,089 psm |
| Mar 2025 | Blk 620 | 04 TO 06 | 121 sqm | S$655,000 | S$5,413 psm | ×1.009 | S$5,462 psm |
How accurate is this estimate for Ang Mo Kio Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Ang Mo Kio Ave 9 since.
- Median error
- 1.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.35% gross yield
S$46,800 of rent a year against the estimate above · 0.47 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 7 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 |
|---|---|---|---|
| Sept 2026 | 622 | 5 ROOM | S$4,000 |
| Sept 2026 | 625 | 5 ROOM | S$3,900 |
| Aug 2026 | 627 | 5 ROOM | S$3,900 |
| Jul 2026 | 622 | 5 ROOM | S$3,900 |
| Nov 2025 | 622 | 5 ROOM | S$4,000 |
| Nov 2025 | 627 | 5 ROOM | S$2,800 |
| Oct 2025 | 627 | 5 ROOM | S$3,650 |
median of 7 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 9 since 2025-10.
Buying or selling at S$736,730?
Buying: Stamp duty on S$736,730 · Cash and CPF needed on S$736,730 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$736,730.
Each opens with this figure filled in; change anything there.
Primary schools near 620 Ang Mo Kio Ave 9
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
- Anderson Primary School · 234 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Mayflower Primary School · 679 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Ang Mo Kio Primary School · 1,413 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,715 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 620 · 5 ROOM · 10 TO 12 · Improved · 54 years left | 121 sqm | S$780,000 | S$6,446 psm |
| Aug 2025 | Blk 620 · 5 ROOM · 10 TO 12 · Improved · 54 years left | 121 sqm | S$740,000 | S$6,116 psm |
| Mar 2025 | Blk 620 · 5 ROOM · 04 TO 06 · Improved · 55 years left | 121 sqm | S$655,000 | S$5,413 psm |
| Aug 2024 | Blk 620 · 5 ROOM · 04 TO 06 · Improved · 55 years left | 121 sqm | S$636,000 | S$5,256 psm |
| May 2024 | Blk 620 · 5 ROOM · 01 TO 03 · Improved · 56 years left | 121 sqm | S$669,000 | S$5,529 psm |
| Mar 2024 | Blk 620 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 100 sqm | S$588,000 | S$5,880 psm |
| Jan 2024 | Blk 620 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Mar 2022 | Blk 620 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Mar 2022 | Blk 620 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 100 sqm | S$488,000 | S$4,880 psm |
| Dec 2021 | Blk 620 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 123 sqm | S$628,000 | S$5,106 psm |
Showing 10 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 620 · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 620 · 5 ROOM | S$3,100 | — |
| Jan 2025 | Blk 620 · 5 ROOM | S$3,700 | — |
| Feb 2024 | Blk 620 · 5 ROOM | S$2,000 | — |
| Jun 2023 | Blk 620 · 5 ROOM | S$3,400 | — |
| Sept 2022 | Blk 620 · 5 ROOM | S$2,200 | — |
| Jul 2022 | Blk 620 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 620 · 5 ROOM | S$2,600 | — |
| Jul 2021 | Blk 620 · 5 ROOM | S$2,600 | — |
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$699,620 | S$772,437 | S$836,564 | S$851,194 |
| 10 years | 42 years | S$658,864 | S$803,151 | S$942,041 | S$975,279 |
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.