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HDB · 560709

Blk 709 Ang Mo Kio Ave 8

Project page · 99-year lease from 1980

Indicative value range
S$464,309 – S$478,000
Indicative mid S$468,000 · S$5,707 psm

Based on 3 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 50504 TO 0682 sqmS$468,000S$5,707 psm×1.000S$5,707 psm
Sept 2026Blk 50410 TO 1282 sqmS$488,000S$5,951 psm×1.000S$5,951 psm
Apr 2026Blk 50901 TO 0381 sqmS$455,000S$5,617 psm×1.000S$5,617 psm

How accurate is this estimate for Ang Mo Kio Ave 8?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Ang Mo Kio Ave 8 since.

Median error
3.9%

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.

7.18% gross yield

S$33,600 of rent a year against the estimate above · 0.68 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 71 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

ApprovedBlockFlatRent a month
Sept 20265053 ROOMS$2,950
Sept 20265053 ROOMS$2,900
Sept 20265133 ROOMS$2,800
Sept 20265093 ROOMS$2,800
Sept 20265073 ROOMS$2,700
Sept 20265133 ROOMS$2,600
Aug 20267053 ROOMS$3,200
Aug 20265093 ROOMS$3,000

median of 71 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 8 since 2025-10.

Buying or selling at S$468,000?

Buying: Stamp duty on S$468,000 · Cash and CPF needed on S$468,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$468,000.

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

Primary schools near 709 Ang Mo Kio Ave 8

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 2025
Blk 709 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$465,000S$6,838 psm
Jun 2024
Blk 709 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
excluded: outlier
82 sqmS$525,000S$6,402 psm
Jun 2022
Blk 709 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
82 sqmS$430,000S$5,244 psm
See more

Showing 3 of 12.

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$444,426S$490,682S$531,418S$540,712
10 years42 yearsS$418,536S$510,193S$598,422S$619,536

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.