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HDB · 560710

Blk 710 Ang Mo Kio Ave 8

Project page · 99-year lease from 1980

Indicative value range
S$735,546 – S$799,768
Indicative mid S$759,585 · S$6,492 psm

Based on 24 sales in projects within 1 km, last 24 months. Search widened 3 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 716 · 929 m19 TO 21119 sqmS$908,000S$7,630 psm×1.000S$7,630 psm
Sept 2026Blk 714 · 929 m04 TO 06119 sqmS$720,000S$6,050 psm×1.000S$6,050 psm
Aug 2026Blk 101 · 729 m07 TO 09117 sqmS$755,000S$6,453 psm×1.000S$6,453 psm
Jul 2026Blk 71016 TO 18117 sqmS$802,000S$6,855 psm×1.000S$6,855 psm
Jun 2026Blk 132 · 729 m04 TO 06123 sqmS$720,000S$5,854 psm×1.000S$5,854 psm
Jun 2026Blk 101 · 729 m04 TO 06117 sqmS$730,000S$6,239 psm×1.000S$6,239 psm
May 2026Blk 714 · 929 m01 TO 03119 sqmS$750,000S$6,303 psm×1.000S$6,303 psm
May 2026Blk 725 · 929 m07 TO 09119 sqmS$825,888S$6,940 psm×1.000S$6,940 psm
Apr 2026Blk 311 · 729 m04 TO 06123 sqmS$800,000S$6,504 psm×1.000S$6,504 psm
Mar 2026Blk 311 · 729 m13 TO 15123 sqmS$830,000S$6,748 psm×0.997S$6,728 psm
Mar 2026Blk 714 · 929 m04 TO 06119 sqmS$740,000S$6,218 psm×0.997S$6,200 psm
Feb 2026Blk 122 · 729 m07 TO 09134 sqmS$868,000S$6,478 psm×0.997S$6,459 psm
Oct 2025Blk 725 · 929 m10 TO 12119 sqmS$815,888S$6,856 psm×0.996S$6,829 psm
Sept 2025Blk 725 · 929 m13 TO 15119 sqmS$843,888S$7,092 psm×0.996S$7,060 psm
Aug 2025Blk 430 · 729 m13 TO 15119 sqmS$838,888S$7,049 psm×0.996S$7,018 psm
Jul 2025Blk 101 · 729 m07 TO 09117 sqmS$767,500S$6,560 psm×0.996S$6,531 psm
Jun 2025Blk 132 · 729 m10 TO 12123 sqmS$830,000S$6,748 psm×1.000S$6,745 psm
Jun 2025Blk 729 · 929 m04 TO 06119 sqmS$760,000S$6,387 psm×1.000S$6,383 psm
Jun 2025Blk 716 · 929 m16 TO 18119 sqmS$820,000S$6,891 psm×1.000S$6,887 psm
Apr 2025Blk 312 · 729 m04 TO 06123 sqmS$708,000S$5,756 psm×1.000S$5,753 psm
Mar 2025Blk 311 · 729 m13 TO 15123 sqmS$790,000S$6,423 psm×1.009S$6,480 psm
Mar 2025Blk 101 · 729 m01 TO 03117 sqmS$720,000S$6,154 psm×1.009S$6,209 psm
Mar 2025Blk 729 · 929 m01 TO 03119 sqmS$751,888S$6,318 psm×1.009S$6,375 psm
Dec 2024Blk 132 · 729 m07 TO 09123 sqmS$792,000S$6,439 psm×1.025S$6,598 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.

6.79% gross yield

S$51,600 of rent a year against the estimate above · 0.91 points above flats like it

Homes like this rent for about S$4,300 a month, the middle of 3 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
Apr 20267105 ROOMS$5,300
Jan 20267105 ROOMS$3,600
Oct 20257105 ROOMS$4,300

median of 3 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 8 since 2025-10.

Buying or selling at S$759,585?

Buying: Stamp duty on S$759,585 · Cash and CPF needed on S$759,585 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$759,585.

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

Primary schools near 710 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
Jul 2026
Blk 710 · 5 ROOM · 16 TO 18 · Improved · 53 years left
117 sqmS$802,000S$6,855 psm
Aug 2024
Blk 710 · 5 ROOM · 19 TO 21 · Improved · 55 years left
117 sqmS$848,888S$7,255 psm
Dec 2023
Blk 710 · 5 ROOM · 07 TO 09 · Improved · 56 years left
117 sqmS$750,000S$6,410 psm
Jul 2023
Blk 710 · 5 ROOM · 01 TO 03 · Improved · 56 years left
117 sqmS$668,888S$5,717 psm
Apr 2023
Blk 710 · 5 ROOM · 04 TO 06 · Improved · 57 years left
117 sqmS$728,000S$6,222 psm
Sept 2022
Blk 710 · 5 ROOM · 16 TO 18 · Improved · 57 years left
117 sqmS$690,000S$5,897 psm
May 2022
Blk 710 · 5 ROOM · 04 TO 06 · Improved · 57 years left
117 sqmS$620,000S$5,299 psm
Oct 2021
Blk 710 · 5 ROOM · 10 TO 12 · Improved · 58 years left
117 sqmS$748,000S$6,393 psm
See more

Showing 8 of 29.

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$721,323S$796,399S$862,516S$877,600
10 years42 yearsS$679,303S$828,067S$971,265S$1,005,534

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.