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HDB · 561104

Blk 104B Ang Mo Kio St 11

Project page · 99-year lease from 1996

Indicative value range
S$889,788 – S$945,610
Indicative mid S$915,953 · S$7,156 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 176 · 67 m04 TO 06119 sqmS$850,000S$7,143 psm×1.000S$7,143 psm
Sept 2026Blk 253 · 480 m04 TO 06128 sqmS$940,000S$7,344 psm×1.000S$7,344 psm
Jun 2026Blk 253 · 480 m07 TO 09128 sqmS$970,000S$7,578 psm×1.000S$7,578 psm
Jun 2026Blk 253 · 480 m01 TO 03138 sqmS$955,000S$6,920 psm×1.000S$6,920 psm
May 2026Blk 222 · 799 m07 TO 09127 sqmS$770,000S$6,063 psm×1.000S$6,063 psm
Feb 2026Blk 253A · 480 m04 TO 06135 sqmS$1,000,000S$7,407 psm×0.997S$7,386 psm
Feb 2026Blk 253 · 480 m07 TO 09136 sqmS$1,100,000S$8,088 psm×0.997S$8,064 psm
Jan 2026Blk 618 · 67 m07 TO 09134 sqmS$938,000S$7,000 psm×0.997S$6,979 psm
Dec 2025Blk 176 · 67 m10 TO 12119 sqmS$938,000S$7,882 psm×0.996S$7,851 psm
Dec 2025Blk 253 · 480 m07 TO 09128 sqmS$935,888S$7,312 psm×0.996S$7,283 psm
Sept 2025Blk 176 · 67 m10 TO 12138 sqmS$965,000S$6,993 psm×0.996S$6,962 psm
Sept 2025Blk 104B04 TO 06128 sqmS$901,888S$7,046 psm×0.996S$7,015 psm
Aug 2025Blk 253 · 480 m04 TO 06136 sqmS$1,010,000S$7,426 psm×0.996S$7,394 psm
Jul 2025Blk 253 · 480 m04 TO 06128 sqmS$938,888S$7,335 psm×0.996S$7,303 psm
Jun 2025Blk 617 · 67 m10 TO 12130 sqmS$950,000S$7,308 psm×1.000S$7,304 psm
Jun 2025Blk 253 · 480 m10 TO 12127 sqmS$985,000S$7,756 psm×1.000S$7,752 psm
May 2025Blk 618 · 67 m07 TO 09133 sqmS$948,888S$7,135 psm×1.000S$7,131 psm
May 2025Blk 221 · 799 m07 TO 09126 sqmS$850,000S$6,746 psm×1.000S$6,743 psm
May 2025Blk 104B10 TO 12136 sqmS$910,000S$6,691 psm×1.000S$6,688 psm
May 2025Blk 253 · 480 m10 TO 12138 sqmS$1,038,888S$7,528 psm×1.000S$7,524 psm
Apr 2025Blk 609 · 67 m04 TO 06132 sqmS$928,000S$7,030 psm×1.000S$7,027 psm
Feb 2025Blk 618 · 67 m13 TO 15133 sqmS$945,000S$7,105 psm×1.009S$7,169 psm
Dec 2024Blk 618 · 67 m04 TO 06133 sqmS$820,000S$6,165 psm×1.025S$6,318 psm
Nov 2024Blk 222 · 799 m07 TO 09126 sqmS$825,000S$6,548 psm×1.025S$6,710 psm

How accurate is this estimate for Ang Mo Kio St 11?

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.

5.11% gross yield

S$46,800 of rent a year against the estimate above · 0.57 points below flats like it

Homes like this rent for about S$3,900 a month, the middle of 2 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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
Aug 2026104B5 ROOMS$4,000
Jan 2026104B5 ROOMS$3,800

median of 2 HDB rental approvals for 5 ROOM on Ang Mo Kio St 11 since 2025-10.

Buying or selling at S$915,953?

Buying: Stamp duty on S$915,953 · Cash and CPF needed on S$915,953 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$915,953.

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

Primary schools near 104b Ang Mo Kio St 11

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
Sept 2025
Blk 104B · 5 ROOM · 04 TO 06 · Improved · 70 years left
128 sqmS$901,888S$7,046 psm
May 2025
Blk 104B · 5 ROOM · 10 TO 12 · Model A · 70 years left
136 sqmS$910,000S$6,691 psm
Oct 2024
Blk 104B · 5 ROOM · 01 TO 03 · Improved · 71 years left
128 sqmS$750,000S$5,859 psm
Nov 2023
Blk 104B · 5 ROOM · 07 TO 09 · Improved · 72 years left
127 sqmS$852,000S$6,709 psm
Sept 2023
Blk 104B · 5 ROOM · 01 TO 03 · Improved · 72 years left
128 sqmS$780,000S$6,094 psm
Apr 2023
Blk 104B · 5 ROOM · 01 TO 03 · Improved · 72 years left
128 sqmS$780,000S$6,094 psm
Dec 2022
Blk 104B · 5 ROOM · 07 TO 09 · Improved · 73 years left
128 sqmS$815,000S$6,367 psm
May 2022
Blk 104B · 5 ROOM · 01 TO 03 · Improved · 73 years left
126 sqmS$765,000S$6,071 psm
Apr 2022
Blk 104B · 5 ROOM · 04 TO 06 · Improved · 73 years left
128 sqmS$755,000S$5,898 psm
Mar 2022
Blk 104B · 5 ROOM · 07 TO 09 · Improved · 73 years left
128 sqmS$810,000S$6,328 psm
See more

Showing 10 of 38.

Sale prices as filed in caveats.

Where the lease takes this

About 68 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 years63 yearsS$887,355S$979,711S$1,061,046S$1,079,603
10 years58 yearsS$856,115S$1,043,600S$1,224,070S$1,267,260
20 years48 yearsS$776,078S$1,153,212S$1,586,550S$1,700,483

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.