Blk 260A Ang Mo Kio St 21
Project page · 99-year lease from 2018
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 260A | 07 TO 09 | 93 sqm | S$1,000,000 | S$10,753 psm | ×1.000 | S$10,753 psm |
| Jul 2026 | Blk 260A | 22 TO 24 | 93 sqm | S$1,048,000 | S$11,269 psm | ×1.000 | S$11,269 psm |
| Jun 2026 | Blk 260A | 10 TO 12 | 92 sqm | S$993,888 | S$10,803 psm | ×1.000 | S$10,803 psm |
| Jan 2026 | Blk 260A | 22 TO 24 | 93 sqm | S$1,080,000 | S$11,613 psm | ×0.997 | S$11,579 psm |
| Nov 2025 | Blk 260A | 19 TO 21 | 93 sqm | S$1,040,888 | S$11,192 psm | ×0.996 | S$11,148 psm |
| Nov 2025 | Blk 260A | 16 TO 18 | 92 sqm | S$1,038,000 | S$11,283 psm | ×0.996 | S$11,238 psm |
How accurate is this estimate for Ang Mo Kio St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Ang Mo Kio St 21 since.
- Median error
- 2.7%
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.
4.15% gross yield
S$43,200 of rent a year against the estimate above · 1.18 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Sept 2026 | 260A | 4 ROOM | S$3,600 |
| Aug 2026 | 260A | 4 ROOM | S$3,600 |
| Jul 2026 | 260A | 4 ROOM | S$3,600 |
| Feb 2026 | 260B | 4 ROOM | S$3,600 |
| Jan 2026 | 260A | 4 ROOM | S$3,700 |
median of 5 HDB rental approvals for 4 ROOM on Ang Mo Kio St 21 since 2025-10.
Buying or selling at S$1,040,979?
Buying: Stamp duty on S$1,040,979 · Cash and CPF needed on S$1,040,979 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,040,979.
Each opens with this figure filled in; change anything there.
Primary schools near 260a Ang Mo Kio St 21
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
- CHIJ St. Nicholas Girls' School (girls) · 275 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 461 m · no 2025 Phase 2C ballot
- Ai Tong School · 889 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Mayflower Primary School · 1,199 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,786 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Ghee Primary School · 1,836 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 260A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2026 | Blk 260A · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$1,048,000 | S$11,269 psm |
| Jun 2026 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$993,888 | S$10,803 psm |
| Jan 2026 | Blk 260A · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Nov 2025 | Blk 260A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$1,038,000 | S$11,283 psm |
| Nov 2025 | Blk 260A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,040,888 | S$11,192 psm |
| Sept 2025 | Blk 260A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Jun 2025 | Blk 260A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| May 2025 | Blk 260A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$850,000 | S$9,239 psm |
| Dec 2024 | Blk 260A · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$1,030,000 | S$9,115 psm |
| Nov 2024 | Blk 260A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$1,068,000 | S$9,451 psm |
| Nov 2024 | Blk 260A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Jun 2024 | Blk 260A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$981,000 | S$10,548 psm |
| May 2024 | Blk 260A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$930,000 | S$10,109 psm |
| Feb 2024 | Blk 260A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$886,000 | S$9,527 psm |
| Feb 2024 | Blk 260A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$858,888 | S$9,235 psm |
| Oct 2023 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Aug 2023 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$910,000 | S$9,891 psm |
| Jul 2023 | Blk 260A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$930,000 | S$10,000 psm |
| May 2023 | Blk 260A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jan 2023 | Blk 260A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jan 2023 | Blk 260A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$875,000 | S$9,511 psm |
| Jan 2023 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$830,000 | S$9,022 psm |
| Oct 2022 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$858,000 | S$9,226 psm |
| Sept 2022 | Blk 260A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$1,070,000 | S$9,469 psm |
| Aug 2022 | Blk 260A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Jul 2022 | Blk 260A · 5 ROOM · 25 TO 27 · Improved · 95 years left | 113 sqm | S$1,100,000 | S$9,735 psm |
| Jul 2022 | Blk 260A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jul 2022 | Blk 260A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$850,000 | S$9,239 psm |
| Jun 2022 | Blk 260A · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$1,100,000 | S$9,735 psm |
| May 2022 | Blk 260A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$1,028,000 | S$9,097 psm |
| May 2022 | Blk 260A · 4 ROOM · 19 TO 21 · Model A · 95 years left excluded: outlier | 92 sqm | S$918,000 | S$9,978 psm |
| May 2022 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$840,000 | S$9,032 psm |
| May 2022 | Blk 260A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Apr 2022 | Blk 260A · 5 ROOM · 28 TO 30 · Improved · 95 years left | 113 sqm | S$1,150,000 | S$10,177 psm |
| Apr 2022 | Blk 260A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Mar 2022 | Blk 260A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Mar 2022 | Blk 260A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 92 sqm | S$856,000 | S$9,304 psm |
| Mar 2022 | Blk 260A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$840,000 | S$9,130 psm |
| Feb 2022 | Blk 260A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,050,000 | S$9,292 psm |
| Feb 2022 | Blk 260A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Jan 2022 | Blk 260A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Dec 2021 | Blk 260A · 4 ROOM · 04 TO 06 · Model A · 96 years left | 93 sqm | S$752,000 | S$8,086 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 260A · 4 ROOM | S$3,600 | — |
| Aug 2026 | Blk 260A · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 260A · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 260A · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 260A · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 260A · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 260A · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 260A · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 260A · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 260A · 4 ROOM | S$3,700 | — |
| Jul 2023 | Blk 260A · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 260A · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 260A · 4 ROOM | S$3,800 | — |
| Jan 2023 | Blk 260A · 4 ROOM | S$3,950 | — |
| Jul 2022 | Blk 260A · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 260A · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 260A · 4 ROOM | S$3,200 | — |
| Feb 2021 | Blk 260A · 4 ROOM | S$1,900 | — |
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 90 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 | 85 years | S$989,660 | S$1,092,664 | S$1,183,376 | S$1,204,072 |
| 10 years | 80 years | S$929,212 | S$1,132,704 | S$1,328,583 | S$1,375,461 |
| 20 years | 70 years | S$819,647 | S$1,217,952 | S$1,675,617 | S$1,795,947 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.