Blk 631 Ang Mo Kio Ave 4
Project page · 99-year lease from 1985
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 631 | 07 TO 09 | 67 sqm | S$438,000 | S$6,537 psm | ×1.000 | S$6,537 psm |
| Jul 2026 | Blk 631 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jul 2026 | Blk 631 | 10 TO 12 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Mar 2026 | Blk 631 | 10 TO 12 | 67 sqm | S$440,000 | S$6,567 psm | ×0.997 | S$6,548 psm |
| Mar 2026 | Blk 631 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×0.997 | S$6,548 psm |
| Mar 2026 | Blk 631 | 07 TO 09 | 67 sqm | S$423,000 | S$6,313 psm | ×0.997 | S$6,295 psm |
| Dec 2025 | Blk 631 | 07 TO 09 | 67 sqm | S$428,000 | S$6,388 psm | ×0.996 | S$6,363 psm |
| Dec 2025 | Blk 631 | 10 TO 12 | 67 sqm | S$408,000 | S$6,090 psm | ×0.996 | S$6,066 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.
7.77% gross yield
S$33,600 of rent a year against the estimate above · 0.09 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 192 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 | 106 | 3 ROOM | S$3,300 |
| Sept 2026 | 106 | 3 ROOM | S$3,200 |
| Sept 2026 | 112 | 3 ROOM | S$3,200 |
| Sept 2026 | 110 | 3 ROOM | S$3,100 |
| Sept 2026 | 255 | 3 ROOM | S$3,100 |
| Sept 2026 | 118 | 3 ROOM | S$3,100 |
| Sept 2026 | 607 | 3 ROOM | S$3,000 |
| Sept 2026 | 118 | 3 ROOM | S$3,000 |
median of 192 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 4 since 2025-10.
Buying or selling at S$432,159?
Buying: Stamp duty on S$432,159 · Cash and CPF needed on S$432,159 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$432,159.
Each opens with this figure filled in; change anything there.
Primary schools near 631 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 · 338 m · no 2025 Phase 2C ballot
- Anderson Primary School · 473 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ St. Nicholas Girls' School (girls) · 816 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,107 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,422 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,859 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$438,000 | S$6,537 psm |
| Jul 2026 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jul 2026 | Blk 631 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Mar 2026 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$423,000 | S$6,313 psm |
| Mar 2026 | Blk 631 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Mar 2026 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Dec 2025 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Dec 2025 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$428,000 | S$6,388 psm |
| Oct 2025 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$468,000 | S$6,985 psm |
| Oct 2025 | Blk 631 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$427,000 | S$6,373 psm |
| Sept 2025 | Blk 631 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Apr 2025 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Apr 2025 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$468,000 | S$6,985 psm |
| Mar 2025 | Blk 631 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$452,888 | S$6,760 psm |
| Dec 2024 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 82 sqm | S$477,000 | S$5,817 psm |
| Feb 2024 | Blk 631 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Sept 2023 | Blk 631 · 5 ROOM · 10 TO 12 · Adjoined flat · 60 years left | 134 sqm | S$830,000 | S$6,194 psm |
| Aug 2023 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 61 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Nov 2022 | Blk 631 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$342,000 | S$5,104 psm |
| Oct 2022 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 61 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Feb 2022 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jan 2022 | Blk 631 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$341,888 | S$5,103 psm |
| Nov 2021 | Blk 631 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 93 sqm | S$385,000 | S$4,140 psm |
| Oct 2021 | Blk 631 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 82 sqm | S$376,000 | S$4,585 psm |
Showing 24 of 127.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 631 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 631 · 4 ROOM | S$3,000 | — |
| Aug 2026 | Blk 631 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 631 · 3 ROOM | S$2,650 | — |
| May 2026 | Blk 631 · 3 ROOM | S$2,850 | — |
| Apr 2026 | Blk 631 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 631 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 631 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 631 · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 631 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 631 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 631 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 631 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 631 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 631 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 631 · 3 ROOM | S$2,650 | — |
| Jul 2025 | Blk 631 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 631 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 631 · 3 ROOM | S$2,650 | — |
| May 2025 | Blk 631 · 3 ROOM | S$3,100 | — |
| May 2025 | Blk 631 · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 631 · 3 ROOM | S$2,500 | — |
| Mar 2025 | Blk 631 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 631 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 631 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 631 · 3 ROOM | S$2,300 | — |
| Feb 2025 | Blk 631 · 3 ROOM | S$1,500 | — |
| Jan 2025 | Blk 631 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 631 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 631 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 631 · 3 ROOM | S$2,700 | — |
| Aug 2024 | Blk 631 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 631 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 631 · 3 ROOM | S$3,150 | — |
| Jul 2024 | Blk 631 · 3 ROOM | S$2,700 | — |
| Jun 2024 | Blk 631 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 631 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 631 · 3 ROOM | S$2,500 | — |
| Apr 2024 | Blk 631 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 631 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 631 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 631 · 3 ROOM | S$2,300 | — |
| Dec 2023 | Blk 631 · 3 ROOM | S$3,250 | — |
| Aug 2023 | Blk 631 · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 631 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 631 · 3 ROOM | S$3,100 | — |
| May 2023 | Blk 631 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 631 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 631 · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 631 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 631 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 631 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 631 · 3 ROOM | S$1,900 | — |
| Apr 2022 | Blk 631 · 3 ROOM | S$1,700 | — |
| Feb 2022 | Blk 631 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 631 · 3 ROOM | S$1,550 | — |
| Jan 2022 | Blk 631 · 3 ROOM | S$2,600 | — |
| Dec 2021 | Blk 631 · 3 ROOM | S$2,200 | — |
| Dec 2021 | Blk 631 · 3 ROOM | S$1,900 | — |
| Nov 2021 | Blk 631 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 631 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 631 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 631 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 631 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 631 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 631 · 3 ROOM | S$1,650 | — |
| Mar 2021 | Blk 631 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 631 · 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 57 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 | 52 years | S$412,538 | S$455,475 | S$493,288 | S$501,915 |
| 10 years | 47 years | S$391,757 | S$477,550 | S$560,133 | S$579,896 |
| 20 years | 37 years | S$344,396 | S$511,755 | S$704,055 | S$754,615 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.