Blk 643 Ang Mo Kio Ave 5
Project page · 99-year lease from 1980
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 643 | 04 TO 06 | 75 sqm | S$430,000 | S$5,733 psm | ×1.000 | S$5,733 psm |
| May 2026 | Blk 643 | 07 TO 09 | 75 sqm | S$465,000 | S$6,200 psm | ×1.000 | S$6,200 psm |
| Apr 2026 | Blk 643 | 10 TO 12 | 75 sqm | S$445,000 | S$5,933 psm | ×1.000 | S$5,933 psm |
How accurate is this estimate for Ang Mo Kio Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 90 sales in Ang Mo Kio Ave 5 since.
- Median error
- 4.8%
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.
7.55% gross yield
S$33,600 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 181 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 | 523 | 3 ROOM | S$3,000 |
| Sept 2026 | 538 | 3 ROOM | S$3,000 |
| Sept 2026 | 154 | 3 ROOM | S$3,000 |
| Sept 2026 | 605 | 3 ROOM | S$2,800 |
| Sept 2026 | 649 | 3 ROOM | S$2,800 |
| Sept 2026 | 153 | 3 ROOM | S$2,800 |
| Sept 2026 | 180 | 3 ROOM | S$2,800 |
| Sept 2026 | 603 | 3 ROOM | S$2,700 |
median of 181 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 5 since 2025-10.
Buying or selling at S$445,000?
Buying: Stamp duty on S$445,000 · Cash and CPF needed on S$445,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$445,000.
Each opens with this figure filled in; change anything there.
Primary schools near 643 Ang Mo Kio Ave 5
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 · 224 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 668 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anderson Primary School · 701 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ang Mo Kio Primary School · 880 m · no 2025 Phase 2C ballot
1 to 2 km
- Jing Shan Primary School · 1,335 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,690 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 643 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 75 sqm | S$430,000 | S$5,733 psm |
| May 2026 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 89 sqm | S$520,000 | S$5,843 psm |
| May 2026 | Blk 643 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 75 sqm | S$465,000 | S$6,200 psm |
| Apr 2026 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 75 sqm | S$445,000 | S$5,933 psm |
| Feb 2026 | Blk 643 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 89 sqm | S$535,000 | S$6,011 psm |
| Jan 2026 | Blk 643 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 100 sqm | S$580,000 | S$5,800 psm |
| Nov 2025 | Blk 643 · 3 ROOM · 01 TO 03 · New Generation · 54 years left excluded: outlier | 89 sqm | S$455,000 | S$5,112 psm |
| Feb 2025 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 75 sqm | S$458,000 | S$6,107 psm |
| Dec 2024 | Blk 643 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 75 sqm | S$462,000 | S$6,160 psm |
| Jun 2024 | Blk 643 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 100 sqm | S$558,888 | S$5,589 psm |
| Jun 2024 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 75 sqm | S$450,000 | S$6,000 psm |
| May 2024 | Blk 643 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 75 sqm | S$420,000 | S$5,600 psm |
| Mar 2024 | Blk 643 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 89 sqm | S$460,000 | S$5,169 psm |
| Nov 2023 | Blk 643 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 100 sqm | S$576,000 | S$5,760 psm |
| May 2023 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 75 sqm | S$450,000 | S$6,000 psm |
| May 2023 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 75 sqm | S$383,000 | S$5,107 psm |
| Jul 2022 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 75 sqm | S$404,000 | S$5,387 psm |
| Jul 2022 | Blk 643 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 75 sqm | S$388,000 | S$5,173 psm |
| Oct 2021 | Blk 643 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 100 sqm | S$482,000 | S$4,820 psm |
Showing 19 of 91.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 643 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 643 · 3 ROOM | S$3,200 | — |
| Jun 2026 | Blk 643 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 643 · 3 ROOM | S$3,350 | — |
| May 2026 | Blk 643 · 3 ROOM | S$2,300 | — |
| Mar 2026 | Blk 643 · 3 ROOM | S$2,300 | — |
| Dec 2025 | Blk 643 · 3 ROOM | S$3,400 | — |
| Dec 2025 | Blk 643 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 643 · 3 ROOM | S$2,450 | — |
| Oct 2025 | Blk 643 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 643 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 643 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 643 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 643 · 3 ROOM | S$2,300 | — |
| Apr 2025 | Blk 643 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 643 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 643 · 3 ROOM | S$1,500 | — |
| Feb 2025 | Blk 643 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 643 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 643 · 4 ROOM | S$2,000 | — |
| May 2024 | Blk 643 · 3 ROOM | S$2,000 | — |
| Apr 2024 | Blk 643 · 3 ROOM | S$2,150 | — |
| Jan 2024 | Blk 643 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 643 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 643 · 3 ROOM | S$2,200 | — |
| Aug 2023 | Blk 643 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 643 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 643 · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 643 · 3 ROOM | S$2,300 | — |
| Apr 2023 | Blk 643 · 3 ROOM | S$1,500 | — |
| Mar 2023 | Blk 643 · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 643 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 643 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 643 · 3 ROOM | S$2,200 | — |
| Jan 2023 | Blk 643 · 3 ROOM | S$1,600 | — |
| Dec 2022 | Blk 643 · 3 ROOM | S$2,200 | — |
| Aug 2022 | Blk 643 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 643 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 643 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 643 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 643 · 4 ROOM | S$2,500 | — |
| Jun 2022 | Blk 643 · 4 ROOM | S$1,800 | — |
| May 2022 | Blk 643 · 3 ROOM | S$1,800 | — |
| Apr 2022 | Blk 643 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 643 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 643 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 643 · 3 ROOM | S$1,750 | — |
| Sept 2021 | Blk 643 · 3 ROOM | S$2,050 | — |
| Jul 2021 | Blk 643 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 643 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 643 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 643 · 3 ROOM | S$1,650 | — |
| Apr 2021 | Blk 643 · 4 ROOM | S$1,750 | — |
| Mar 2021 | Blk 643 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 643 · 3 ROOM | S$1,750 | — |
| Jan 2021 | Blk 643 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 643 · 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 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$422,584 | S$466,567 | S$505,301 | S$514,138 |
| 10 years | 42 years | S$397,967 | S$485,119 | S$569,011 | S$589,088 |
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.