Blk 455C Ang Mo Kio St 44
Project page · 99-year lease from 2018
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 455A | 22 TO 24 | 93 sqm | S$1,018,888 | S$10,956 psm | ×1.000 | S$10,956 psm |
| Aug 2026 | Blk 455A | 07 TO 09 | 93 sqm | S$930,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| May 2026 | Blk 455C | 31 TO 33 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| Mar 2026 | Blk 455C | 04 TO 06 | 93 sqm | S$930,000 | S$10,000 psm | ×0.997 | S$9,971 psm |
| Nov 2025 | Blk 455B | 13 TO 15 | 93 sqm | S$938,000 | S$10,086 psm | ×0.996 | S$10,046 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.
4.82% gross yield
S$45,000 of rent a year against the estimate above · 0.51 points below flats like it
Homes like this rent for about S$3,750 a month, the middle of 4 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 | 455C | 4 ROOM | S$4,000 |
| Jun 2026 | 455B | 4 ROOM | S$3,800 |
| Apr 2026 | 455C | 4 ROOM | S$3,600 |
| Feb 2026 | 455B | 4 ROOM | S$3,700 |
median of 4 HDB rental approvals for 4 ROOM on Ang Mo Kio St 44 since 2025-10.
Buying or selling at S$934,314?
Buying: Stamp duty on S$934,314 · Cash and CPF needed on S$934,314 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$934,314.
Each opens with this figure filled in; change anything there.
Primary schools near 455c 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 · 676 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 789 m · no 2025 Phase 2C ballot
- Townsville Primary School · 949 m · near the line — check on OneMap
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,309 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,534 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,788 m · no 2025 Phase 2C ballot
- Rosyth School · 1,816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,944 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Ang Mo Kio Primary School · 1,999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 455C · 3 ROOM · 19 TO 21 · Model A · 91 years left | 68 sqm | S$710,000 | S$10,441 psm |
| May 2026 | Blk 455C · 4 ROOM · 31 TO 33 · Model A · 91 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Mar 2026 | Blk 455C · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Oct 2025 | Blk 455C · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Oct 2025 | Blk 455C · 3 ROOM · 28 TO 30 · Model A · 91 years left | 68 sqm | S$718,000 | S$10,559 psm |
| Sept 2025 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Sept 2025 | Blk 455C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$969,000 | S$10,419 psm |
| Jun 2025 | Blk 455C · 3 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 68 sqm | S$537,000 | S$7,897 psm |
| May 2025 | Blk 455C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Apr 2025 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,008,000 | S$10,839 psm |
| Apr 2025 | Blk 455C · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Mar 2025 | Blk 455C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Jan 2025 | Blk 455C · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Aug 2024 | Blk 455C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$922,888 | S$9,924 psm |
| Jul 2024 | Blk 455C · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$625,000 | S$9,191 psm |
| Jun 2024 | Blk 455C · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$975,000 | S$10,484 psm |
| May 2024 | Blk 455C · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$933,000 | S$10,032 psm |
| Mar 2024 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$955,000 | S$10,269 psm |
| Mar 2024 | Blk 455C · 3 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 68 sqm | S$485,000 | S$7,132 psm |
| Jan 2024 | Blk 455C · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$950,800 | S$10,224 psm |
| Dec 2023 | Blk 455C · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Nov 2023 | Blk 455C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Oct 2023 | Blk 455C · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Sept 2023 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Jun 2023 | Blk 455C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$600,000 | S$8,824 psm |
| Jun 2023 | Blk 455C · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$576,000 | S$8,471 psm |
| May 2023 | Blk 455C · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$640,000 | S$9,412 psm |
| Apr 2023 | Blk 455C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Mar 2023 | Blk 455C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$793,000 | S$8,527 psm |
| Feb 2023 | Blk 455C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Jan 2023 | Blk 455C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jan 2023 | Blk 455C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$865,000 | S$9,301 psm |
| Jan 2023 | Blk 455C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$863,000 | S$9,280 psm |
| Dec 2022 | Blk 455C · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Nov 2022 | Blk 455C · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$902,000 | S$9,699 psm |
| Nov 2022 | Blk 455C · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$613,888 | S$9,028 psm |
| Oct 2022 | Blk 455C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$565,000 | S$8,309 psm |
| Sept 2022 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Sept 2022 | Blk 455C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Sept 2022 | Blk 455C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Sept 2022 | Blk 455C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$788,888 | S$8,483 psm |
| Sept 2022 | Blk 455C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Aug 2022 | Blk 455C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Aug 2022 | Blk 455C · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$842,000 | S$9,054 psm |
| Jul 2022 | Blk 455C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Jul 2022 | Blk 455C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Jun 2022 | Blk 455C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$896,888 | S$9,644 psm |
| Jun 2022 | Blk 455C · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$875,000 | S$9,409 psm |
| Jun 2022 | Blk 455C · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$841,080 | S$9,044 psm |
| Jun 2022 | Blk 455C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jun 2022 | Blk 455C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$630,000 | S$9,265 psm |
| Jun 2022 | Blk 455C · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$590,000 | S$8,676 psm |
| Jun 2022 | Blk 455C · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$565,000 | S$8,309 psm |
| May 2022 | Blk 455C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$815,000 | S$8,763 psm |
| May 2022 | Blk 455C · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$580,000 | S$8,529 psm |
| Apr 2022 | Blk 455C · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Apr 2022 | Blk 455C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Feb 2022 | Blk 455C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$550,000 | S$8,088 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 455C · 4 ROOM | S$4,000 | — |
| Apr 2026 | Blk 455C · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 455C · 3 ROOM | S$3,050 | — |
| Aug 2025 | Blk 455C · 3 ROOM | S$3,350 | — |
| Jan 2025 | Blk 455C · 3 ROOM | S$3,300 | — |
| Oct 2024 | Blk 455C · 4 ROOM | S$3,800 | — |
| Oct 2024 | Blk 455C · 3 ROOM | S$3,050 | — |
| May 2024 | Blk 455C · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 455C · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 455C · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 455C · 3 ROOM | S$3,250 | — |
| Feb 2023 | Blk 455C · 4 ROOM | S$4,300 | — |
| May 2022 | Blk 455C · 3 ROOM | S$2,600 | — |
| Apr 2022 | Blk 455C · 3 ROOM | S$2,800 | — |
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$888,254 | S$980,704 | S$1,062,121 | S$1,080,696 |
| 10 years | 80 years | S$834,000 | S$1,016,641 | S$1,192,449 | S$1,234,523 |
| 20 years | 70 years | S$735,661 | S$1,093,154 | S$1,503,924 | S$1,611,925 |
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.