Blk 455B Ang Mo Kio St 44
Project page · 99-year lease from 2018
Based on 11 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 455B | 04 TO 06 | 113 sqm | S$1,150,000 | S$10,177 psm | ×1.000 | S$10,177 psm |
| Apr 2026 | Blk 455B | 31 TO 33 | 113 sqm | S$1,320,000 | S$11,681 psm | ×1.000 | S$11,681 psm |
| Sept 2025 | Blk 455B | 28 TO 30 | 113 sqm | S$1,270,000 | S$11,239 psm | ×0.996 | S$11,189 psm |
| Aug 2025 | Blk 455B | 07 TO 09 | 113 sqm | S$1,100,000 | S$9,735 psm | ×0.996 | S$9,692 psm |
| Jul 2025 | Blk 455B | 28 TO 30 | 113 sqm | S$1,228,000 | S$10,867 psm | ×0.996 | S$10,819 psm |
| May 2025 | Blk 455B | 07 TO 09 | 113 sqm | S$1,099,000 | S$9,726 psm | ×1.000 | S$9,721 psm |
| May 2025 | Blk 455B | 13 TO 15 | 113 sqm | S$1,075,000 | S$9,513 psm | ×1.000 | S$9,509 psm |
| May 2025 | Blk 455B | 31 TO 33 | 113 sqm | S$1,280,000 | S$11,327 psm | ×1.000 | S$11,322 psm |
| May 2025 | Blk 455B | 07 TO 09 | 113 sqm | S$1,110,000 | S$9,823 psm | ×1.000 | S$9,818 psm |
| Apr 2025 | Blk 455B | 04 TO 06 | 113 sqm | S$1,100,000 | S$9,735 psm | ×1.000 | S$9,730 psm |
| Jan 2025 | Blk 455B | 10 TO 12 | 113 sqm | S$1,080,000 | S$9,558 psm | ×1.009 | S$9,643 psm |
How accurate is this estimate for Ang Mo Kio St 44?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Ang Mo Kio St 44 since.
- Median error
- 2.8%
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.
4.33% gross yield
S$48,000 of rent a year against the estimate above · 1.44 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jun 2026 | 455B | 5 ROOM | S$4,000 |
| Jun 2026 | 455B | 5 ROOM | S$3,900 |
| May 2026 | 455B | 5 ROOM | S$3,600 |
| Apr 2026 | 455A | 5 ROOM | S$4,300 |
| Dec 2025 | 455B | 5 ROOM | S$4,000 |
median of 5 HDB rental approvals for 5 ROOM on Ang Mo Kio St 44 since 2025-10.
Buying or selling at S$1,109,453?
Buying: Stamp duty on S$1,109,453 · Cash and CPF needed on S$1,109,453 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,109,453.
Each opens with this figure filled in; change anything there.
Primary schools near 455b Ang Mo Kio St 44
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
- Jing Shan Primary School · 743 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 831 m · no 2025 Phase 2C ballot
- Townsville Primary School · 950 m · near the line — check on OneMap
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,255 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,470 m · no 2025 Phase 2C ballot
- Rosyth School · 1,763 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,855 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,931 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Catholic High School (boys) · 1,943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$1,150,000 | S$10,177 psm |
| Apr 2026 | Blk 455B · 5 ROOM · 31 TO 33 · Improved · 91 years left | 113 sqm | S$1,320,000 | S$11,681 psm |
| Nov 2025 | Blk 455B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Sept 2025 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 92 years left | 113 sqm | S$1,270,000 | S$11,239 psm |
| Sept 2025 | Blk 455B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Aug 2025 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$1,100,000 | S$9,735 psm |
| Jul 2025 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 92 years left | 113 sqm | S$1,228,000 | S$10,867 psm |
| Jul 2025 | Blk 455B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$920,000 | S$9,892 psm |
| May 2025 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$1,110,000 | S$9,823 psm |
| May 2025 | Blk 455B · 5 ROOM · 31 TO 33 · Improved · 92 years left | 113 sqm | S$1,280,000 | S$11,327 psm |
| May 2025 | Blk 455B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$1,075,000 | S$9,513 psm |
| May 2025 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$1,099,000 | S$9,726 psm |
| Apr 2025 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$1,100,000 | S$9,735 psm |
| Apr 2025 | Blk 455B · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jan 2025 | Blk 455B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Oct 2024 | Blk 455B · 5 ROOM · 25 TO 27 · Improved · 93 years left | 113 sqm | S$1,170,000 | S$10,354 psm |
| Oct 2024 | Blk 455B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Sept 2024 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$1,050,000 | S$9,292 psm |
| Jul 2024 | Blk 455B · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$1,168,888 | S$10,344 psm |
| Jul 2024 | Blk 455B · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Jun 2024 | Blk 455B · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$1,006,000 | S$8,903 psm |
| Jun 2024 | Blk 455B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$858,000 | S$9,226 psm |
| Apr 2024 | Blk 455B · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$1,175,000 | S$10,398 psm |
| Mar 2024 | Blk 455B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$1,060,000 | S$9,381 psm |
| Nov 2023 | Blk 455B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$882,000 | S$9,484 psm |
| Oct 2023 | Blk 455B · 5 ROOM · 25 TO 27 · Improved · 93 years left | 113 sqm | S$1,125,000 | S$9,956 psm |
| Aug 2023 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 94 years left | 113 sqm | S$1,080,000 | S$9,558 psm |
| Aug 2023 | Blk 455B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$952,000 | S$8,425 psm |
| Jul 2023 | Blk 455B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$705,000 | S$7,581 psm |
| Jun 2023 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 94 years left | 113 sqm | S$1,155,000 | S$10,221 psm |
| May 2023 | Blk 455B · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Mar 2023 | Blk 455B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Mar 2023 | Blk 455B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Feb 2023 | Blk 455B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$813,000 | S$8,742 psm |
| Jan 2023 | Blk 455B · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$1,095,000 | S$9,690 psm |
| Jan 2023 | Blk 455B · 5 ROOM · 34 TO 36 · Improved · 94 years left | 113 sqm | S$1,090,000 | S$9,646 psm |
| Jan 2023 | Blk 455B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Dec 2022 | Blk 455B · 5 ROOM · 31 TO 33 · Improved · 94 years left excluded: outlier | 113 sqm | S$1,110,000 | S$9,823 psm |
| Dec 2022 | Blk 455B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Dec 2022 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$955,000 | S$8,451 psm |
| Nov 2022 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 94 years left excluded: outlier | 113 sqm | S$1,115,000 | S$9,867 psm |
| Nov 2022 | Blk 455B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Oct 2022 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$945,000 | S$8,363 psm |
| Oct 2022 | Blk 455B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$885,000 | S$9,516 psm |
| Sept 2022 | Blk 455B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,015,888 | S$8,990 psm |
| Sept 2022 | Blk 455B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Sept 2022 | Blk 455B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$945,000 | S$8,363 psm |
| Sept 2022 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Sept 2022 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$918,000 | S$8,124 psm |
| Jul 2022 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 95 years left | 113 sqm | S$1,050,000 | S$9,292 psm |
| Jun 2022 | Blk 455B · 5 ROOM · 31 TO 33 · Improved · 95 years left | 113 sqm | S$1,020,000 | S$9,027 psm |
| Jun 2022 | Blk 455B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$945,000 | S$8,363 psm |
| Jun 2022 | Blk 455B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$945,000 | S$8,363 psm |
| Jun 2022 | Blk 455B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Jun 2022 | Blk 455B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jun 2022 | Blk 455B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Jun 2022 | Blk 455B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$878,000 | S$9,441 psm |
| May 2022 | Blk 455B · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| May 2022 | Blk 455B · 5 ROOM · 25 TO 27 · Improved · 95 years left | 113 sqm | S$995,000 | S$8,805 psm |
| May 2022 | Blk 455B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$878,000 | S$9,441 psm |
| Apr 2022 | Blk 455B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$940,000 | S$8,319 psm |
| Apr 2022 | Blk 455B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$892,000 | S$9,591 psm |
| Apr 2022 | Blk 455B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Apr 2022 | Blk 455B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Apr 2022 | Blk 455B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Mar 2022 | Blk 455B · 5 ROOM · 28 TO 30 · Improved · 95 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 455B · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 455B · 5 ROOM | S$3,900 | — |
| Jun 2026 | Blk 455B · 4 ROOM | S$3,800 | — |
| May 2026 | Blk 455B · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 455B · 4 ROOM | S$3,700 | — |
| Dec 2025 | Blk 455B · 5 ROOM | S$4,000 | — |
| Sept 2025 | Blk 455B · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 455B · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 455B · 5 ROOM | S$3,800 | — |
| May 2025 | Blk 455B · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 455B · 5 ROOM | S$3,900 | — |
| Mar 2025 | Blk 455B · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 455B · 5 ROOM | S$3,700 | — |
| Oct 2024 | Blk 455B · 5 ROOM | S$3,900 | — |
| Aug 2024 | Blk 455B · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 455B · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 455B · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 455B · 5 ROOM | S$3,900 | — |
| Dec 2023 | Blk 455B · 5 ROOM | S$3,800 | — |
| Nov 2023 | Blk 455B · 5 ROOM | S$3,600 | — |
| Oct 2023 | Blk 455B · 5 ROOM | S$3,900 | — |
| May 2023 | Blk 455B · 4 ROOM | S$3,700 | — |
| Nov 2022 | Blk 455B · 5 ROOM | S$2,200 | — |
| Aug 2022 | Blk 455B · 5 ROOM | S$3,800 | — |
| Jul 2022 | Blk 455B · 5 ROOM | S$3,500 | — |
| Dec 2021 | Blk 455B · 5 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$1,054,758 | S$1,164,538 | S$1,261,217 | S$1,283,275 |
| 10 years | 80 years | S$990,335 | S$1,207,212 | S$1,415,976 | S$1,465,937 |
| 20 years | 70 years | S$873,562 | S$1,298,068 | S$1,785,838 | S$1,914,083 |
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.