homequant
HDB · 563651

Blk 651C Ang Mo Kio Ave 9

Project page · 99-year lease

Indicative value range
S$432,944 – S$441,587
Indicative mid S$435,000 · S$6,397 psm

Based on 3 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

We do not have a lease start year for this property.

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 62310 TO 1268 sqmS$430,888S$6,337 psm×1.000S$6,337 psm
Jun 2026Blk 62107 TO 0968 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Jan 2026Blk 62510 TO 1268 sqmS$449,500S$6,610 psm×0.997S$6,591 psm

How accurate is this estimate for Ang Mo Kio Ave 9?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Ang Mo Kio Ave 9 since.

Median error
1.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.72% gross yield

S$33,600 of rent a year against the estimate above · 0.32 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 15 approvals in the last year.

Across Singapore these flats yield 8.04%, from 594 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

ApprovedBlockFlatRent a month
Aug 20266213 ROOMS$2,450
Jul 20266213 ROOMS$3,100
Jul 20266233 ROOMS$2,950
Jul 20266213 ROOMS$2,600
Jun 20266253 ROOMS$2,900
Jun 20266253 ROOMS$2,800
Jun 20266213 ROOMS$2,000
May 20266233 ROOMS$2,900

median of 15 HDB rental approvals for 3 ROOM on Ang Mo Kio Ave 9 since 2025-10.

Buying or selling at S$435,000?

Buying: Stamp duty on S$435,000 · Cash and CPF needed on S$435,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$435,000.

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

Primary schools near 651c Ang Mo Kio Ave 9

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

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.