Blk 260B Ang Mo Kio St 21
Project page · 99-year lease from 2018
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 260B | 16 TO 18 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| Jul 2026 | Blk 260B | 10 TO 12 | 93 sqm | S$995,000 | S$10,699 psm | ×1.000 | S$10,699 psm |
| Jun 2026 | Blk 260B | 13 TO 15 | 93 sqm | S$990,888 | S$10,655 psm | ×1.000 | S$10,655 psm |
| Jan 2026 | Blk 260B | 10 TO 12 | 93 sqm | S$978,000 | S$10,516 psm | ×0.997 | S$10,485 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.
4.35% gross yield
S$43,200 of rent a year against the estimate above · 0.98 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$992,944?
Buying: Stamp duty on S$992,944 · Cash and CPF needed on S$992,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$992,944.
Each opens with this figure filled in; change anything there.
Primary schools near 260b 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) · 314 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 487 m · no 2025 Phase 2C ballot
- Ai Tong School · 838 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Mayflower Primary School · 1,244 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,837 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Catholic High School (boys) · 1,844 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 1,846 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Jul 2026 | Blk 260B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jun 2026 | Blk 260B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$1,175,000 | S$10,398 psm |
| Jun 2026 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$990,888 | S$10,655 psm |
| May 2026 | Blk 260B · 5 ROOM · 25 TO 27 · Improved · 91 years left | 113 sqm | S$1,300,000 | S$11,504 psm |
| Jan 2026 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$978,000 | S$10,516 psm |
| Sept 2025 | Blk 260B · 4 ROOM · 22 TO 24 · Model A · 92 years left | 92 sqm | S$1,075,000 | S$11,685 psm |
| Aug 2025 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$999,999 | S$10,753 psm |
| Jul 2025 | Blk 260B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$1,190,000 | S$10,531 psm |
| Jul 2025 | Blk 260B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Jun 2025 | Blk 260B · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 93 sqm | S$820,000 | S$8,817 psm |
| May 2025 | Blk 260B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$943,888 | S$10,149 psm |
| Mar 2025 | Blk 260B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,078,888 | S$11,601 psm |
| Feb 2025 | Blk 260B · 4 ROOM · 04 TO 06 · Model A · 92 years left excluded: outlier | 93 sqm | S$808,000 | S$8,688 psm |
| Dec 2024 | Blk 260B · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,068,000 | S$11,484 psm |
| Aug 2024 | Blk 260B · 4 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 93 sqm | S$830,000 | S$8,925 psm |
| Jul 2024 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jul 2024 | Blk 260B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$920,000 | S$10,000 psm |
| Jun 2024 | Blk 260B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$1,160,000 | S$10,265 psm |
| Apr 2024 | Blk 260B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$973,000 | S$10,462 psm |
| Apr 2024 | Blk 260B · 4 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 92 sqm | S$780,000 | S$8,478 psm |
| Apr 2024 | Blk 260B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$765,000 | S$8,226 psm |
| Feb 2024 | Blk 260B · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$966,666 | S$10,394 psm |
| Jan 2024 | Blk 260B · 5 ROOM · 25 TO 27 · Improved · 94 years left | 113 sqm | S$1,145,000 | S$10,133 psm |
| Jan 2024 | Blk 260B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Jan 2024 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$957,000 | S$10,290 psm |
| Dec 2023 | Blk 260B · 5 ROOM · 25 TO 27 · Improved · 94 years left | 113 sqm | S$1,148,000 | S$10,159 psm |
| Dec 2023 | Blk 260B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Oct 2023 | Blk 260B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Oct 2023 | Blk 260B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$958,000 | S$10,301 psm |
| Oct 2023 | Blk 260B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Oct 2023 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Oct 2023 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$915,000 | S$9,946 psm |
| Aug 2023 | Blk 260B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$1,100,000 | S$9,735 psm |
| Aug 2023 | Blk 260B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$850,000 | S$9,239 psm |
| May 2023 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$951,000 | S$10,226 psm |
| Mar 2023 | Blk 260B · 4 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 93 sqm | S$732,000 | S$7,871 psm |
| Dec 2022 | Blk 260B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Dec 2022 | Blk 260B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 92 sqm | S$950,000 | S$10,326 psm |
| Dec 2022 | Blk 260B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Oct 2022 | Blk 260B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$901,888 | S$9,698 psm |
| Oct 2022 | Blk 260B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$765,000 | S$8,226 psm |
| Sept 2022 | Blk 260B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$1,030,000 | S$9,115 psm |
| Sept 2022 | Blk 260B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$1,025,000 | S$9,071 psm |
| Sept 2022 | Blk 260B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Aug 2022 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$855,000 | S$9,293 psm |
| Aug 2022 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Aug 2022 | Blk 260B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Jul 2022 | Blk 260B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$1,025,000 | S$9,071 psm |
| Jul 2022 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Jun 2022 | Blk 260B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$955,000 | S$8,451 psm |
| Jun 2022 | Blk 260B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 92 sqm | S$873,800 | S$9,498 psm |
| Jun 2022 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$835,000 | S$8,978 psm |
| Jun 2022 | Blk 260B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$825,050 | S$8,872 psm |
| May 2022 | Blk 260B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,020,000 | S$9,027 psm |
| May 2022 | Blk 260B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$855,000 | S$9,194 psm |
| May 2022 | Blk 260B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$855,000 | S$9,194 psm |
| May 2022 | Blk 260B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 92 sqm | S$745,000 | S$8,098 psm |
| May 2022 | Blk 260B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$740,000 | S$7,957 psm |
| Apr 2022 | Blk 260B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$970,777 | S$8,591 psm |
| Apr 2022 | Blk 260B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 260B · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 260B · 5 ROOM | S$4,400 | — |
| Dec 2024 | Blk 260B · 5 ROOM | S$3,850 | — |
| Jan 2024 | Blk 260B · 4 ROOM | S$3,800 | — |
| Mar 2022 | Blk 260B · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 260B · 4 ROOM | S$2,500 | — |
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$943,993 | S$1,042,245 | S$1,128,771 | S$1,148,512 |
| 10 years | 80 years | S$886,335 | S$1,080,437 | S$1,267,278 | S$1,311,992 |
| 20 years | 70 years | S$781,825 | S$1,161,751 | S$1,598,298 | S$1,713,076 |
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.