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HDB · 562246

Blk 246B Ang Mo Kio St 21

Project page · 99-year lease

Indicative value range
S$996,249 – S$1,043,069
Indicative mid S$1,017,346 · S$10,939 psm

Based on 10 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

We do not have a lease start year for this property.

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 260A07 TO 0993 sqmS$1,000,000S$10,753 psm×1.000S$10,753 psm
Jul 2026Blk 260B16 TO 1893 sqmS$1,030,000S$11,075 psm×1.000S$11,075 psm
Jul 2026Blk 260B10 TO 1293 sqmS$995,000S$10,699 psm×1.000S$10,699 psm
Jul 2026Blk 260A22 TO 2493 sqmS$1,048,000S$11,269 psm×1.000S$11,269 psm
Jun 2026Blk 260A10 TO 1292 sqmS$993,888S$10,803 psm×1.000S$10,803 psm
Jun 2026Blk 260B13 TO 1593 sqmS$990,888S$10,655 psm×1.000S$10,655 psm
Jan 2026Blk 260B10 TO 1293 sqmS$978,000S$10,516 psm×0.997S$10,485 psm
Jan 2026Blk 260A22 TO 2493 sqmS$1,080,000S$11,613 psm×0.997S$11,579 psm
Nov 2025Blk 260A19 TO 2193 sqmS$1,040,888S$11,192 psm×0.996S$11,148 psm
Nov 2025Blk 260A16 TO 1892 sqmS$1,038,000S$11,283 psm×0.996S$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.

4.25% gross yield

S$43,200 of rent a year against the estimate above · 1.82 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 these flats yield 6.07%, from 574 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 2026260A4 ROOMS$3,600
Aug 2026260A4 ROOMS$3,600
Jul 2026260A4 ROOMS$3,600
Feb 2026260B4 ROOMS$3,600
Jan 2026260A4 ROOMS$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$1,017,346?

Buying: Stamp duty on S$1,017,346 · Cash and CPF needed on S$1,017,346 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,017,346.

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

Primary schools near 246b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.