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HDB · 561596

Blk 596A Ang Mo Kio St 52

Project page · 99-year lease from 2002

Indicative value range
S$751,775 – S$915,164
Indicative mid S$787,448 · S$8,653 psm

Based on 6 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
Sept 2026Blk 596A04 TO 0693 sqmS$770,000S$8,280 psm×1.000S$8,280 psm
Jul 2026Blk 596B04 TO 0693 sqmS$740,000S$7,957 psm×1.000S$7,957 psm
Jun 2026Blk 588A19 TO 2190 sqmS$1,050,000S$11,667 psm×1.000S$11,667 psm
May 2026Blk 596B25 TO 2790 sqmS$936,000S$10,400 psm×1.000S$10,400 psm
Mar 2026Blk 596B01 TO 0393 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Mar 2026Blk 596D10 TO 1291 sqmS$823,888S$9,054 psm×0.997S$9,027 psm

How accurate is this estimate for Ang Mo Kio St 52?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Ang Mo Kio St 52 since.

Median error
5.9%

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.

5.33% gross yield

S$42,000 of rent a year against the estimate above · 0.87 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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
Sept 2026596C4 ROOMS$3,500
Aug 2026596A4 ROOMS$4,000
Aug 2026596B4 ROOMS$3,500
Aug 2026596A4 ROOMS$3,500
Aug 2026596D4 ROOMS$3,400
Jul 2026596B4 ROOMS$3,100
Jun 2026588B4 ROOMS$3,500
Jun 2026588A4 ROOMS$3,500

median of 21 HDB rental approvals for 4 ROOM on Ang Mo Kio St 52 since 2025-10.

Buying or selling at S$787,448?

Buying: Stamp duty on S$787,448 · Cash and CPF needed on S$787,448 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$787,448.

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

Primary schools near 596a Ang Mo Kio St 52

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 2026
Blk 596A · 4 ROOM · 04 TO 06 · Model A · 75 years left
93 sqmS$770,000S$8,280 psm
Sept 2026
Blk 596A · 5 ROOM · 25 TO 27 · Improved · 75 years left
110 sqmS$1,000,000S$9,091 psm
Aug 2026
Blk 596A · 5 ROOM · 19 TO 21 · Improved · 75 years left
110 sqmS$995,000S$9,045 psm
Feb 2026
Blk 596A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$945,000S$8,591 psm
Aug 2025
Blk 596A · 5 ROOM · 28 TO 30 · Improved · 76 years left
110 sqmS$1,050,000S$9,545 psm
Jun 2025
Blk 596A · 4 ROOM · 25 TO 27 · Model A · 77 years left
90 sqmS$913,000S$10,144 psm
Jun 2025
Blk 596A · 4 ROOM · 07 TO 09 · Model A · 77 years left
91 sqmS$823,300S$9,047 psm
Sept 2024
Blk 596A · 5 ROOM · 22 TO 24 · Improved · 77 years left
110 sqmS$1,030,000S$9,364 psm
Apr 2024
Blk 596A · 4 ROOM · 13 TO 15 · Model A · 78 years left
91 sqmS$795,000S$8,736 psm
Feb 2024
Blk 596A · 5 ROOM · 19 TO 21 · Improved · 78 years left
110 sqmS$905,000S$8,227 psm
Jan 2024
Blk 596A · 5 ROOM · 16 TO 18 · Improved · 78 years left
110 sqmS$880,000S$8,000 psm
Dec 2023
Blk 596A · 5 ROOM · 16 TO 18 · Improved · 78 years left
110 sqmS$885,000S$8,045 psm
Dec 2023
Blk 596A · 4 ROOM · 22 TO 24 · Model A · 78 years left
91 sqmS$788,000S$8,659 psm
Mar 2023
Blk 596A · 4 ROOM · 22 TO 24 · Model A · 79 years left
91 sqmS$820,000S$9,011 psm
Mar 2023
Blk 596A · 5 ROOM · 04 TO 06 · Improved · 79 years left
excluded: outlier
111 sqmS$750,000S$6,757 psm
Dec 2022
Blk 596A · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$620,000S$6,889 psm
Oct 2022
Blk 596A · 5 ROOM · 22 TO 24 · Improved · 79 years left
110 sqmS$945,000S$8,591 psm
Sept 2022
Blk 596A · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$852,800S$7,753 psm
Sept 2022
Blk 596A · 4 ROOM · 07 TO 09 · Model A · 79 years left
91 sqmS$715,000S$7,857 psm
Jul 2022
Blk 596A · 5 ROOM · 28 TO 30 · Improved · 80 years left
110 sqmS$931,000S$8,464 psm
May 2022
Blk 596A · 5 ROOM · 10 TO 12 · Improved · 80 years left
110 sqmS$855,000S$7,773 psm
See more

Showing 21 of 84.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$755,406S$834,029S$903,269S$919,066
10 years64 yearsS$731,820S$892,084S$1,046,353S$1,083,272
20 years54 yearsS$673,998S$1,001,526S$1,377,866S$1,476,814

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.