homequant
HDB · 560648

Blk 648 Ang Mo Kio Ave 5

Project page · 99-year lease from 1980

Indicative value range
S$700,002 – S$745,327
Indicative mid S$737,502 · S$6,095 psm

Based on 6 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
Sept 2026Blk 64813 TO 15121 sqmS$668,000S$5,521 psm×1.000S$5,521 psm
Aug 2026Blk 64810 TO 12121 sqmS$690,000S$5,702 psm×1.000S$5,702 psm
Apr 2026Blk 50107 TO 09121 sqmS$745,000S$6,157 psm×1.000S$6,157 psm
Apr 2026Blk 52107 TO 09118 sqmS$785,000S$6,653 psm×1.000S$6,653 psm
Jan 2026Blk 64207 TO 09123 sqmS$760,000S$6,179 psm×0.997S$6,161 psm
Nov 2025Blk 64204 TO 06123 sqmS$745,000S$6,057 psm×0.996S$6,033 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.

5.29% gross yield

S$39,000 of rent a year against the estimate above · 0.59 points below flats like it

Homes like this rent for about S$3,250 a month, the middle of 14 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

ApprovedBlockFlatRent a month
Sept 20265015 ROOMS$3,200
Sept 20266485 ROOMS$2,500
Jul 20265215 ROOMS$3,300
Jul 20266485 ROOMS$3,200
Jun 20265205 ROOMS$3,200
Mar 20265205 ROOMS$3,800
Mar 20265205 ROOMS$3,800
Feb 20266485 ROOMS$3,900

median of 14 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 5 since 2025-10.

Buying or selling at S$737,502?

Buying: Stamp duty on S$737,502 · Cash and CPF needed on S$737,502 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$737,502.

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

Primary schools near 648 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 648 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
100 sqmS$598,888S$5,989 psm
Oct 2026
Blk 648 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
100 sqmS$590,888S$5,909 psm
Sept 2026
Blk 648 · 5 ROOM · 13 TO 15 · Improved · 53 years left
121 sqmS$668,000S$5,521 psm
Aug 2026
Blk 648 · 5 ROOM · 10 TO 12 · Improved · 53 years left
121 sqmS$690,000S$5,702 psm
Jul 2025
Blk 648 · 5 ROOM · 01 TO 03 · Improved · 54 years left
121 sqmS$670,000S$5,537 psm
Jan 2025
Blk 648 · 5 ROOM · 07 TO 09 · Improved · 55 years left
121 sqmS$760,000S$6,281 psm
Jun 2024
Blk 648 · 5 ROOM · 10 TO 12 · Improved · 56 years left
121 sqmS$730,000S$6,033 psm
May 2024
Blk 648 · 5 ROOM · 04 TO 06 · Improved · 56 years left
121 sqmS$700,000S$5,785 psm
Mar 2024
Blk 648 · 5 ROOM · 07 TO 09 · Improved · 56 years left
121 sqmS$720,000S$5,950 psm
Mar 2024
Blk 648 · 5 ROOM · 01 TO 03 · Improved · 56 years left
121 sqmS$653,888S$5,404 psm
Feb 2024
Blk 648 · 5 ROOM · 07 TO 09 · Improved · 56 years left
121 sqmS$690,000S$5,702 psm
Sept 2022
Blk 648 · 5 ROOM · 04 TO 06 · Improved · 57 years left
121 sqmS$615,000S$5,083 psm
Aug 2022
Blk 648 · 5 ROOM · 07 TO 09 · Improved · 57 years left
121 sqmS$685,000S$5,661 psm
Jun 2022
Blk 648 · 5 ROOM · 07 TO 09 · Improved · 58 years left
125 sqmS$590,000S$4,720 psm
May 2022
Blk 648 · 5 ROOM · 04 TO 06 · Improved · 58 years left
121 sqmS$560,000S$4,628 psm
Feb 2022
Blk 648 · 5 ROOM · 10 TO 12 · Improved · 58 years left
121 sqmS$645,000S$5,331 psm
Jan 2022
Blk 648 · 5 ROOM · 01 TO 03 · Improved · 58 years left
125 sqmS$570,000S$4,560 psm
Jan 2022
Blk 648 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
100 sqmS$480,000S$4,800 psm
See more

Showing 18 of 76.

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$700,353S$773,246S$837,440S$852,086
10 years42 yearsS$659,554S$803,993S$943,028S$976,301

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.