Blk 650 Ang Mo Kio St 61
Project page · 99-year lease from 2015
Based on 5 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 650 | 07 TO 09 | 67 sqm | S$710,000 | S$10,597 psm | ×1.000 | S$10,597 psm |
| Mar 2026 | Blk 650 | 19 TO 21 | 67 sqm | S$713,000 | S$10,642 psm | ×0.997 | S$10,610 psm |
| Dec 2025 | Blk 650 | 19 TO 21 | 67 sqm | S$721,000 | S$10,761 psm | ×0.996 | S$10,719 psm |
| Nov 2025 | Blk 650 | 19 TO 21 | 67 sqm | S$688,000 | S$10,269 psm | ×0.996 | S$10,228 psm |
| Nov 2025 | Blk 650 | 10 TO 12 | 67 sqm | S$690,000 | S$10,299 psm | ×0.996 | S$10,258 psm |
How accurate is this estimate for Ang Mo Kio St 61?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.65% gross yield
S$33,000 of rent a year against the estimate above · 1.39 points below flats like it
Homes like this rent for about S$2,750 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 650 | 3 ROOM | S$2,600 |
| Mar 2026 | 650 | 3 ROOM | S$2,900 |
| Nov 2025 | 650 | 3 ROOM | S$2,800 |
| Nov 2025 | 650 | 3 ROOM | S$2,700 |
| Nov 2025 | 650 | 3 ROOM | S$2,250 |
| Oct 2025 | 650 | 3 ROOM | S$3,000 |
median of 6 HDB rental approvals for 3 ROOM on Ang Mo Kio St 61 since 2025-10.
Buying or selling at S$710,000?
Buying: Stamp duty on S$710,000 · Cash and CPF needed on S$710,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$710,000.
Each opens with this figure filled in; change anything there.
Primary schools near 650 Ang Mo Kio St 61
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 · 64 m · no 2025 Phase 2C ballot
- Anderson Primary School · 699 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ St. Nicholas Girls' School (girls) · 896 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Jing Shan Primary School · 1,125 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,563 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 650 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$710,000 | S$10,597 psm |
| Mar 2026 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 89 years left | 67 sqm | S$713,000 | S$10,642 psm |
| Dec 2025 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 89 years left | 67 sqm | S$721,000 | S$10,761 psm |
| Nov 2025 | Blk 650 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$690,000 | S$10,299 psm |
| Nov 2025 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 89 years left | 67 sqm | S$688,000 | S$10,269 psm |
| Feb 2025 | Blk 650 · 3 ROOM · 16 TO 18 · Model A · 90 years left | 67 sqm | S$672,000 | S$10,030 psm |
| Jul 2024 | Blk 650 · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jun 2024 | Blk 650 · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$595,000 | S$8,881 psm |
| Jan 2024 | Blk 650 · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$565,000 | S$8,433 psm |
| Sept 2023 | Blk 650 · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Mar 2023 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$565,000 | S$8,433 psm |
| Mar 2023 | Blk 650 · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Feb 2023 | Blk 650 · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$555,000 | S$8,284 psm |
| May 2022 | Blk 650 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Apr 2022 | Blk 650 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$513,800 | S$7,669 psm |
| Mar 2022 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 93 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Feb 2022 | Blk 650 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$478,000 | S$7,134 psm |
| Nov 2021 | Blk 650 · 3 ROOM · 19 TO 21 · Model A · 93 years left | 67 sqm | S$510,000 | S$7,612 psm |
Showing 18 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 650 · 3 ROOM | S$2,600 | — |
| Mar 2026 | Blk 650 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 650 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 650 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 650 · 3 ROOM | S$2,250 | — |
| Oct 2025 | Blk 650 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 650 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 650 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 650 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 650 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 650 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 650 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 650 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 650 · 3 ROOM | S$2,350 | — |
| Mar 2024 | Blk 650 · 3 ROOM | S$3,300 | — |
| Dec 2023 | Blk 650 · 3 ROOM | S$2,900 | — |
| Dec 2023 | Blk 650 · 3 ROOM | S$2,250 | — |
| Nov 2023 | Blk 650 · 3 ROOM | S$3,300 | — |
| Jul 2023 | Blk 650 · 3 ROOM | S$3,200 | — |
| Jan 2023 | Blk 650 · 3 ROOM | S$2,700 | — |
| Dec 2022 | Blk 650 · 3 ROOM | S$3,200 | — |
| Nov 2022 | Blk 650 · 3 ROOM | S$3,300 | — |
| Sept 2022 | Blk 650 · 3 ROOM | S$2,800 | — |
| Sept 2022 | Blk 650 · 3 ROOM | S$2,250 | — |
| Dec 2021 | Blk 650 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 650 · 3 ROOM | S$2,050 | — |
| Sept 2021 | Blk 650 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 650 · 3 ROOM | S$2,400 | — |
| Jan 2021 | Blk 650 · 3 ROOM | S$2,200 | — |
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 87 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 | 82 years | S$666,634 | S$736,017 | S$797,121 | S$811,062 |
| 10 years | 77 years | S$623,079 | S$759,530 | S$890,876 | S$922,310 |
| 20 years | 67 years | S$564,102 | S$838,226 | S$1,153,203 | S$1,236,017 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.