Blk 623 Ang Mo Kio Ave 9
Project page · 99-year lease from 1980
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 623 | 10 TO 12 | 68 sqm | S$430,888 | S$6,337 psm | ×1.000 | S$6,337 psm |
| Jun 2026 | Blk 621 | 07 TO 09 | 68 sqm | S$435,000 | S$6,397 psm | ×1.000 | S$6,397 psm |
| Jan 2026 | Blk 625 | 10 TO 12 | 68 sqm | S$449,500 | S$6,610 psm | ×0.997 | S$6,591 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.
7.72% gross yield
S$33,600 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 15 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 |
|---|---|---|---|
| Aug 2026 | 621 | 3 ROOM | S$2,450 |
| Jul 2026 | 621 | 3 ROOM | S$3,100 |
| Jul 2026 | 623 | 3 ROOM | S$2,950 |
| Jul 2026 | 621 | 3 ROOM | S$2,600 |
| Jun 2026 | 625 | 3 ROOM | S$2,900 |
| Jun 2026 | 625 | 3 ROOM | S$2,800 |
| Jun 2026 | 621 | 3 ROOM | S$2,000 |
| May 2026 | 623 | 3 ROOM | S$2,900 |
median of 15 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 9 since 2025-10.
Buying or selling at S$435,000?
Buying: Stamp duty on S$435,000 · Cash and CPF needed on S$435,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$435,000.
Each opens with this figure filled in; change anything there.
Primary schools near 623 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 · 133 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Mayflower Primary School · 643 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ St. Nicholas Girls' School (girls) · 1,077 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Ang Mo Kio Primary School · 1,449 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,619 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 623 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 68 sqm | S$430,888 | S$6,337 psm |
| Aug 2026 | Blk 623 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 82 sqm | S$502,888 | S$6,133 psm |
| Dec 2024 | Blk 623 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Feb 2024 | Blk 623 · 4 ROOM · 01 TO 03 · New Generation · 56 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Sept 2022 | Blk 623 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Nov 2021 | Blk 623 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$330,000 | S$4,853 psm |
Showing 6 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 623 · 3 ROOM | S$2,950 | — |
| May 2026 | Blk 623 · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 623 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 623 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 623 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 623 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 623 · 3 ROOM | S$2,400 | — |
| Jul 2025 | Blk 623 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 623 · EXECUTIVE | S$4,100 | — |
| Mar 2025 | Blk 623 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 623 · 3 ROOM | S$2,100 | — |
| Feb 2024 | Blk 623 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 623 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 623 · EXECUTIVE | S$3,700 | — |
| Jul 2023 | Blk 623 · 3 ROOM | S$2,900 | — |
| Mar 2023 | Blk 623 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 623 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 623 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 623 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 623 · 4 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$413,088 | S$456,083 | S$493,946 | S$502,585 |
| 10 years | 42 years | S$389,024 | S$474,218 | S$556,225 | S$575,851 |
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.