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HDB · 563588

Blk 588C Ang Mo Kio St 52

Project page · 99-year lease from 2011

Indicative value range
S$1,142,856 – S$1,222,000
Indicative mid S$1,187,348 · S$10,601 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 588C19 TO 21112 sqmS$1,290,000S$11,518 psm×1.000S$11,518 psm
Oct 2026Blk 588C10 TO 12120 sqmS$1,285,000S$10,708 psm×1.000S$10,708 psm
Jul 2026Blk 588C04 TO 06120 sqmS$1,120,000S$9,333 psm×1.000S$9,333 psm
Dec 2025Blk 588C07 TO 09112 sqmS$1,180,000S$10,536 psm×0.996S$10,494 psm

How accurate is this estimate for Ang Mo Kio St 52?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Ang Mo Kio St 52 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.

3.89% gross yield

S$46,200 of rent a year against the estimate above · 0.47 points below flats like it

Homes like this rent for about S$3,850 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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
Sept 2026588A5 ROOMS$4,400
Sept 2026588A5 ROOMS$3,800
Sept 2026596A5 ROOMS$3,500
Aug 2026588B5 ROOMS$3,900
Aug 2026588C5 ROOMS$3,800
Aug 2026596D5 ROOMS$3,600
Jul 2026588A5 ROOMS$3,000
Jun 2026596B5 ROOMS$4,000

median of 21 HDB rental approvals for 5 ROOM on Ang Mo Kio St 52 since 2025-10.

Buying or selling at S$1,187,348?

Buying: Stamp duty on S$1,187,348 · Cash and CPF needed on S$1,187,348 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,187,348.

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

Primary schools near 588c Ang Mo Kio St 52

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
Oct 2026
Blk 588C · 5 ROOM · 10 TO 12 · DBSS · 84 years left
120 sqmS$1,285,000S$10,708 psm
Oct 2026
Blk 588C · 5 ROOM · 19 TO 21 · DBSS · 84 years left
112 sqmS$1,290,000S$11,518 psm
Jul 2026
Blk 588C · 5 ROOM · 04 TO 06 · DBSS · 84 years left
120 sqmS$1,120,000S$9,333 psm
Dec 2025
Blk 588C · 5 ROOM · 07 TO 09 · DBSS · 85 years left
112 sqmS$1,180,000S$10,536 psm
Sept 2025
Blk 588C · 4 ROOM · 22 TO 24 · DBSS · 85 years left
90 sqmS$1,050,000S$11,667 psm
Aug 2025
Blk 588C · 5 ROOM · 22 TO 24 · DBSS · 85 years left
120 sqmS$1,370,000S$11,417 psm
Jul 2025
Blk 588C · 5 ROOM · 25 TO 27 · DBSS · 85 years left
112 sqmS$1,300,000S$11,607 psm
May 2025
Blk 588C · 5 ROOM · 22 TO 24 · DBSS · 85 years left
112 sqmS$1,190,888S$10,633 psm
Apr 2025
Blk 588C · 5 ROOM · 16 TO 18 · DBSS · 85 years left
112 sqmS$1,300,000S$11,607 psm
Apr 2025
Blk 588C · 4 ROOM · 16 TO 18 · DBSS · 85 years left
90 sqmS$1,001,000S$11,122 psm
Jan 2025
Blk 588C · 5 ROOM · 10 TO 12 · DBSS · 86 years left
112 sqmS$1,150,000S$10,268 psm
Aug 2024
Blk 588C · 5 ROOM · 13 TO 15 · DBSS · 86 years left
117 sqmS$1,228,888S$10,503 psm
Jun 2024
Blk 588C · 5 ROOM · 10 TO 12 · DBSS · 86 years left
112 sqmS$1,070,000S$9,554 psm
Mar 2024
Blk 588C · 4 ROOM · 19 TO 21 · DBSS · 86 years left
90 sqmS$930,000S$10,333 psm
Feb 2024
Blk 588C · 5 ROOM · 13 TO 15 · DBSS · 87 years left
120 sqmS$1,268,000S$10,567 psm
Feb 2024
Blk 588C · 5 ROOM · 19 TO 21 · DBSS · 87 years left
112 sqmS$1,060,000S$9,464 psm
Dec 2023
Blk 588C · 5 ROOM · 25 TO 27 · DBSS · 87 years left
117 sqmS$1,200,000S$10,256 psm
Aug 2023
Blk 588C · 5 ROOM · 19 TO 21 · DBSS · 87 years left
112 sqmS$950,000S$8,482 psm
Jun 2023
Blk 588C · 4 ROOM · 28 TO 30 · DBSS · 87 years left
90 sqmS$930,000S$10,333 psm
Jun 2023
Blk 588C · 4 ROOM · 07 TO 09 · DBSS · 87 years left
90 sqmS$839,888S$9,332 psm
Mar 2023
Blk 588C · 4 ROOM · 22 TO 24 · DBSS · 87 years left
90 sqmS$865,000S$9,611 psm
Jan 2023
Blk 588C · 5 ROOM · 07 TO 09 · DBSS · 88 years left
117 sqmS$1,025,000S$8,761 psm
Sept 2022
Blk 588C · 5 ROOM · 01 TO 03 · DBSS · 88 years left
excluded: outlier
112 sqmS$800,000S$7,143 psm
Jul 2022
Blk 588C · 5 ROOM · 25 TO 27 · DBSS · 88 years left
112 sqmS$1,051,000S$9,384 psm
Jun 2022
Blk 588C · 5 ROOM · 19 TO 21 · DBSS · 88 years left
120 sqmS$1,070,000S$8,917 psm
Jun 2022
Blk 588C · 4 ROOM · 28 TO 30 · DBSS · 88 years left
90 sqmS$838,000S$9,311 psm
Mar 2022
Blk 588C · 5 ROOM · 07 TO 09 · DBSS · 88 years left
112 sqmS$915,000S$8,170 psm
Jan 2022
Blk 588C · 5 ROOM · 19 TO 21 · DBSS · 89 years left
112 sqmS$1,028,888S$9,187 psm
Dec 2021
Blk 588C · 5 ROOM · 10 TO 12 · DBSS · 89 years left
112 sqmS$888,000S$7,929 psm
Dec 2021
Blk 588C · 4 ROOM · 10 TO 12 · DBSS · 89 years left
90 sqmS$762,000S$8,467 psm
See more

Showing 30 of 90.

Sale prices as filed in caveats.

Where the lease takes this

About 83 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 years78 yearsS$1,109,774S$1,225,280S$1,327,002S$1,350,209
10 years73 yearsS$1,047,346S$1,276,710S$1,497,492S$1,550,329
20 years63 yearsS$973,357S$1,446,357S$1,989,849S$2,132,745

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.