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HDB · 560638

Blk 638 Ang Mo Kio Ave 6

Project page · 99-year lease from 1980

Indicative value range
S$560,085 – S$575,751
Indicative mid S$565,769 · S$6,217 psm

Based on 15 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 64010 TO 1291 sqmS$560,000S$6,154 psm×1.000S$6,154 psm
Jun 2026Blk 63813 TO 1591 sqmS$613,000S$6,736 psm×1.000S$6,736 psm
Jun 2026Blk 64004 TO 0691 sqmS$528,000S$5,802 psm×1.000S$5,802 psm
May 2026Blk 63704 TO 0692 sqmS$570,888S$6,205 psm×1.000S$6,205 psm
May 2026Blk 64013 TO 1591 sqmS$560,000S$6,154 psm×1.000S$6,154 psm
Apr 2026Blk 64004 TO 0691 sqmS$568,000S$6,242 psm×1.000S$6,242 psm
Apr 2026Blk 63504 TO 0692 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Apr 2026Blk 64607 TO 09103 sqmS$654,000S$6,350 psm×1.000S$6,350 psm
Mar 2026Blk 64010 TO 1292 sqmS$568,000S$6,174 psm×0.997S$6,156 psm
Mar 2026Blk 64613 TO 15103 sqmS$608,000S$5,903 psm×0.997S$5,886 psm
Feb 2026Blk 63407 TO 0991 sqmS$570,000S$6,264 psm×0.997S$6,245 psm
Jan 2026Blk 12410 TO 1292 sqmS$595,000S$6,467 psm×0.997S$6,448 psm
Dec 2025Blk 12404 TO 0692 sqmS$605,000S$6,576 psm×0.996S$6,550 psm
Nov 2025Blk 63804 TO 0691 sqmS$568,000S$6,242 psm×0.996S$6,217 psm
Nov 2025Blk 63610 TO 1291 sqmS$568,000S$6,242 psm×0.996S$6,217 psm

How accurate is this estimate for Ang Mo Kio Ave 6?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Ang Mo Kio Ave 6 since.

Median error
4.4%

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.

7.05% gross yield

S$39,900 of rent a year against the estimate above · 0.01 points below flats like it

Homes like this rent for about S$3,325 a month, the middle of 31 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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

ApprovedBlockFlatRent a month
Sept 20266344 ROOMS$3,600
Sept 20266354 ROOMS$3,200
Sept 20266404 ROOMS$2,800
Aug 20266364 ROOMS$3,500
Jul 2026700C4 ROOMS$4,200
Jul 2026700A4 ROOMS$3,850
Jul 20266394 ROOMS$3,000
Jul 20266394 ROOMS$2,300

median of 31 HDB rental approvals for 4 ROOM on Ang Mo Kio Ave 6 since 2025-10.

Buying or selling at S$565,769?

Buying: Stamp duty on S$565,769 · Cash and CPF needed on S$565,769 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$565,769.

Each opens with this figure filled in; change anything there.

Primary schools near 638 Ang Mo Kio Ave 6

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 638 · 4 ROOM · 13 TO 15 · New Generation · 53 years left
91 sqmS$613,000S$6,736 psm
Nov 2025
Blk 638 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
91 sqmS$568,000S$6,242 psm
Sept 2025
Blk 638 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$588,000S$6,391 psm
Aug 2025
Blk 638 · 4 ROOM · 13 TO 15 · New Generation · 54 years left
92 sqmS$611,888S$6,651 psm
Jan 2025
Blk 638 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
91 sqmS$603,800S$6,635 psm
Dec 2024
Blk 638 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
excluded: outlier
91 sqmS$630,000S$6,923 psm
Dec 2024
Blk 638 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
91 sqmS$590,000S$6,484 psm
Jun 2024
Blk 638 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
91 sqmS$540,000S$5,934 psm
Jan 2024
Blk 638 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
91 sqmS$530,000S$5,824 psm
Nov 2022
Blk 638 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
91 sqmS$513,000S$5,637 psm
Jul 2022
Blk 638 · 4 ROOM · 13 TO 15 · New Generation · 57 years left
91 sqmS$505,000S$5,549 psm
May 2022
Blk 638 · 4 ROOM · 13 TO 15 · New Generation · 57 years left
91 sqmS$510,000S$5,604 psm
Jan 2022
Blk 638 · 4 ROOM · 01 TO 03 · New Generation · 58 years left
91 sqmS$430,000S$4,725 psm
See more

Showing 13 of 46.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years47 yearsS$537,270S$593,189S$642,436S$653,671
10 years42 yearsS$505,972S$616,777S$723,436S$748,962

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.