Blk 310A Ang Mo Kio Ave 1
Project page · 99-year lease from 2012
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 310A | 16 TO 18 | 121 sqm | S$1,310,000 | S$10,826 psm | ×1.000 | S$10,826 psm |
| Jul 2026 | Blk 310A | 07 TO 09 | 119 sqm | S$1,285,000 | S$10,798 psm | ×1.000 | S$10,798 psm |
| May 2026 | Blk 310A | 04 TO 06 | 119 sqm | S$1,130,000 | S$9,496 psm | ×1.000 | S$9,496 psm |
| Apr 2026 | Blk 310A | 19 TO 21 | 119 sqm | S$1,260,000 | S$10,588 psm | ×1.000 | S$10,588 psm |
| Mar 2026 | Blk 310A | 10 TO 12 | 119 sqm | S$1,200,000 | S$10,084 psm | ×0.997 | S$10,054 psm |
How accurate is this estimate for Ang Mo Kio Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 99 sales in Ang Mo Kio Ave 1 since.
- Median error
- 4.3%
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.
3.75% gross yield
S$48,000 of rent a year against the estimate above · 0.61 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 |
|---|---|---|---|
| Aug 2026 | 310B | 5 ROOM | S$4,300 |
| Jul 2026 | 310A | 5 ROOM | S$4,000 |
| Jun 2026 | 305 | 5 ROOM | S$4,050 |
| May 2026 | 305 | 5 ROOM | S$4,900 |
| May 2026 | 305 | 5 ROOM | S$3,850 |
| Apr 2026 | 222 | 5 ROOM | S$3,150 |
| Feb 2026 | 305 | 5 ROOM | S$3,700 |
| Jan 2026 | 310B | 5 ROOM | S$4,900 |
median of 11 HDB rental approvals for 5 ROOM on Ang Mo Kio Ave 1 since 2025-10.
Buying or selling at S$1,281,177?
Buying: Stamp duty on S$1,281,177 · Cash and CPF needed on S$1,281,177 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,281,177.
Each opens with this figure filled in; change anything there.
Primary schools near 310a Ang Mo Kio Ave 1
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
- Ang Mo Kio Primary School · 624 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 715 m · no 2025 Phase 2C ballot
1 to 2 km
- Catholic High School (boys) · 1,030 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jing Shan Primary School · 1,097 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 1,152 m
- Ai Tong School · 1,198 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,234 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,354 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,921 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 310A · 5 ROOM · 16 TO 18 · Improved · 85 years left | 121 sqm | S$1,310,000 | S$10,826 psm |
| Jul 2026 | Blk 310A · 5 ROOM · 07 TO 09 · Improved · 85 years left | 119 sqm | S$1,285,000 | S$10,798 psm |
| May 2026 | Blk 310A · 5 ROOM · 04 TO 06 · Improved · 85 years left | 119 sqm | S$1,130,000 | S$9,496 psm |
| Apr 2026 | Blk 310A · 5 ROOM · 19 TO 21 · Improved · 86 years left | 119 sqm | S$1,260,000 | S$10,588 psm |
| Mar 2026 | Blk 310A · 5 ROOM · 10 TO 12 · Improved · 86 years left | 119 sqm | S$1,200,000 | S$10,084 psm |
| Mar 2026 | Blk 310A · 4 ROOM · 07 TO 09 · Model A · 86 years left | 94 sqm | S$936,000 | S$9,957 psm |
| Dec 2025 | Blk 310A · 4 ROOM · 16 TO 18 · Model A · 86 years left | 94 sqm | S$956,000 | S$10,170 psm |
| Dec 2024 | Blk 310A · 4 ROOM · 25 TO 27 · Model A · 87 years left | 96 sqm | S$1,000,000 | S$10,417 psm |
| Oct 2024 | Blk 310A · 5 ROOM · 19 TO 21 · Improved · 87 years left | 121 sqm | S$1,300,000 | S$10,744 psm |
| Sept 2024 | Blk 310A · 5 ROOM · 10 TO 12 · Improved · 87 years left | 121 sqm | S$1,250,000 | S$10,331 psm |
| Aug 2024 | Blk 310A · 5 ROOM · 04 TO 06 · Improved · 87 years left | 119 sqm | S$1,065,000 | S$8,950 psm |
| Apr 2024 | Blk 310A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 94 sqm | S$740,000 | S$7,872 psm |
| Feb 2024 | Blk 310A · 5 ROOM · 10 TO 12 · Improved · 88 years left | 121 sqm | S$1,100,000 | S$9,091 psm |
| Nov 2023 | Blk 310A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 94 sqm | S$770,000 | S$8,191 psm |
| Dec 2022 | Blk 310A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 94 sqm | S$738,000 | S$7,851 psm |
| Nov 2022 | Blk 310A · 4 ROOM · 25 TO 27 · Model A · 89 years left | 96 sqm | S$820,000 | S$8,542 psm |
| Oct 2022 | Blk 310A · 5 ROOM · 13 TO 15 · Improved · 89 years left | 119 sqm | S$980,000 | S$8,235 psm |
| Aug 2022 | Blk 310A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 119 sqm | S$920,000 | S$7,731 psm |
| Mar 2022 | Blk 310A · 5 ROOM · 13 TO 15 · Improved · 90 years left | 121 sqm | S$960,000 | S$7,934 psm |
Showing 19 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 310A · 5 ROOM | S$4,000 | — |
| Nov 2025 | Blk 310A · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 310A · 5 ROOM | S$2,810 | — |
| Apr 2025 | Blk 310A · 5 ROOM | S$4,000 | — |
| Apr 2025 | Blk 310A · 4 ROOM | S$2,500 | — |
| Sept 2024 | Blk 310A · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 310A · 5 ROOM | S$760 | — |
| Oct 2023 | Blk 310A · 5 ROOM | S$3,000 | — |
| Aug 2023 | Blk 310A · 4 ROOM | S$3,900 | — |
| Aug 2023 | Blk 310A · 5 ROOM | S$3,800 | — |
| Apr 2023 | Blk 310A · 5 ROOM | S$3,350 | — |
| Apr 2022 | Blk 310A · 5 ROOM | S$2,650 | — |
| Sept 2021 | Blk 310A · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 310A · 4 ROOM | S$2,350 | — |
| Apr 2021 | Blk 310A · 5 ROOM | S$2,400 | — |
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 84 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 | 79 years | S$1,197,473 | S$1,322,107 | S$1,431,867 | S$1,456,909 |
| 10 years | 74 years | S$1,130,112 | S$1,377,600 | S$1,615,830 | S$1,672,842 |
| 20 years | 64 years | S$1,050,276 | S$1,560,654 | S$2,147,096 | S$2,301,283 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.