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HDB · 562316

Blk 316A Ang Mo Kio St 31

Project page · 99-year lease from 2006

Indicative value range
S$845,000 – S$876,434
Indicative mid S$866,763 · S$9,124 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
Aug 2026Blk 315A13 TO 1590 sqmS$838,889S$9,321 psm×1.000S$9,321 psm
Jun 2026Blk 315A07 TO 0995 sqmS$860,000S$9,053 psm×1.000S$9,053 psm
May 2026Blk 309A04 TO 0695 sqmS$840,000S$8,842 psm×1.000S$8,842 psm
May 2026Blk 309A04 TO 0695 sqmS$813,000S$8,558 psm×1.000S$8,558 psm
Mar 2026Blk 316A13 TO 1590 sqmS$830,000S$9,222 psm×0.997S$9,195 psm
Jan 2026Blk 315A28 TO 3095 sqmS$880,000S$9,263 psm×0.997S$9,236 psm

How accurate is this estimate for Ang Mo Kio St 31?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Ang Mo Kio St 31 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.

4.57% gross yield

S$39,600 of rent a year against the estimate above · 1.63 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 17 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
Aug 2026316A4 ROOMS$3,400
Jul 2026315B4 ROOMS$3,300
Jul 2026316A4 ROOMS$700
Jun 2026315A4 ROOMS$4,000
Jun 2026315A4 ROOMS$3,900
Jun 2026309A4 ROOMS$3,600
May 2026315A4 ROOMS$3,700
Apr 2026316A4 ROOMS$3,300

median of 17 HDB rental approvals for 4 ROOM on Ang Mo Kio St 31 since 2025-10.

Buying or selling at S$866,763?

Buying: Stamp duty on S$866,763 · Cash and CPF needed on S$866,763 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$866,763.

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

Primary schools near 316a Ang Mo Kio St 31

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
Jul 2026
Blk 316A · 5 ROOM · 13 TO 15 · Improved · 79 years left
110 sqmS$1,015,000S$9,227 psm
Apr 2026
Blk 316A · 5 ROOM · 22 TO 24 · Improved · 79 years left
110 sqmS$1,108,000S$10,073 psm
Mar 2026
Blk 316A · 4 ROOM · 13 TO 15 · Model A · 79 years left
90 sqmS$830,000S$9,222 psm
Jul 2025
Blk 316A · 5 ROOM · 19 TO 21 · Improved · 80 years left
110 sqmS$1,100,000S$10,000 psm
Feb 2025
Blk 316A · 4 ROOM · 16 TO 18 · Model A · 80 years left
95 sqmS$881,000S$9,274 psm
Feb 2025
Blk 316A · 4 ROOM · 13 TO 15 · Model A · 80 years left
95 sqmS$828,000S$8,716 psm
Jan 2025
Blk 316A · 4 ROOM · 13 TO 15 · Model A · 80 years left
95 sqmS$840,000S$8,842 psm
Dec 2024
Blk 316A · 4 ROOM · 10 TO 12 · Model A · 80 years left
95 sqmS$825,000S$8,684 psm
Apr 2024
Blk 316A · 5 ROOM · 07 TO 09 · Improved · 81 years left
110 sqmS$880,000S$8,000 psm
Nov 2023
Blk 316A · 4 ROOM · 01 TO 03 · Model A · 82 years left
95 sqmS$732,000S$7,705 psm
Oct 2023
Blk 316A · 4 ROOM · 28 TO 30 · Model A · 82 years left
95 sqmS$833,000S$8,768 psm
Aug 2023
Blk 316A · 4 ROOM · 13 TO 15 · Model A · 82 years left
95 sqmS$740,000S$7,789 psm
Mar 2023
Blk 316A · 4 ROOM · 22 TO 24 · Model A · 82 years left
95 sqmS$766,000S$8,063 psm
Jan 2023
Blk 316A · 4 ROOM · 07 TO 09 · Model A · 82 years left
95 sqmS$690,000S$7,263 psm
Aug 2022
Blk 316A · 5 ROOM · 04 TO 06 · Improved · 83 years left
110 sqmS$798,000S$7,255 psm
Apr 2022
Blk 316A · 4 ROOM · 25 TO 27 · Model A · 83 years left
95 sqmS$738,000S$7,768 psm
Dec 2021
Blk 316A · 5 ROOM · 22 TO 24 · Improved · 83 years left
110 sqmS$868,000S$7,891 psm
Dec 2021
Blk 316A · 5 ROOM · 10 TO 12 · Improved · 83 years left
110 sqmS$798,000S$7,255 psm
Nov 2021
Blk 316A · 4 ROOM · 04 TO 06 · Model A · 84 years left
95 sqmS$618,888S$6,515 psm
See more

Showing 19 of 88.

Sale prices as filed in caveats.

Where the lease takes this

About 78 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 years73 yearsS$818,006S$903,144S$978,123S$995,229
10 years68 yearsS$784,719S$956,568S$1,121,987S$1,161,575
20 years58 yearsS$733,455S$1,089,875S$1,499,414S$1,607,090

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.