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HDB · 564596

Blk 596D Ang Mo Kio St 52

Project page · 99-year lease from 2003

Indicative value range
S$812,430 – S$998,948
Indicative mid S$965,145 · S$10,724 psm

Based on 13 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
Sept 2026Blk 596A04 TO 0693 sqmS$770,000S$8,280 psm×1.000S$8,280 psm
Jul 2026Blk 596B04 TO 0693 sqmS$740,000S$7,957 psm×1.000S$7,957 psm
Jun 2026Blk 588A19 TO 2190 sqmS$1,050,000S$11,667 psm×1.000S$11,667 psm
May 2026Blk 588D28 TO 3091 sqmS$1,100,000S$12,088 psm×1.000S$12,088 psm
May 2026Blk 596B25 TO 2790 sqmS$936,000S$10,400 psm×1.000S$10,400 psm
Apr 2026Blk 588A10 TO 1290 sqmS$996,000S$11,067 psm×1.000S$11,067 psm
Mar 2026Blk 596B01 TO 0393 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Mar 2026Blk 596D10 TO 1291 sqmS$823,888S$9,054 psm×0.997S$9,027 psm
Mar 2026Blk 588A13 TO 1590 sqmS$968,000S$10,756 psm×0.997S$10,724 psm
Feb 2026Blk 588D07 TO 0991 sqmS$935,888S$10,284 psm×0.997S$10,254 psm
Jan 2026Blk 588D19 TO 2191 sqmS$1,069,888S$11,757 psm×0.997S$11,722 psm
Dec 2025Blk 588A22 TO 2490 sqmS$988,000S$10,978 psm×0.996S$10,935 psm
Nov 2025Blk 588B16 TO 1890 sqmS$1,002,888S$11,143 psm×0.996S$11,099 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.

4.35% gross yield

S$42,000 of rent a year against the estimate above · 1.85 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 21 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
Sept 2026596C4 ROOMS$3,500
Aug 2026596A4 ROOMS$4,000
Aug 2026596B4 ROOMS$3,500
Aug 2026596A4 ROOMS$3,500
Aug 2026596D4 ROOMS$3,400
Jul 2026596B4 ROOMS$3,100
Jun 2026588B4 ROOMS$3,500
Jun 2026588A4 ROOMS$3,500

median of 21 HDB rental approvals for 4 ROOM on Ang Mo Kio St 52 since 2025-10.

Buying or selling at S$965,145?

Buying: Stamp duty on S$965,145 · Cash and CPF needed on S$965,145 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$965,145.

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

Primary schools near 596d 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
Mar 2026
Blk 596D · 4 ROOM · 10 TO 12 · Model A · 76 years left
91 sqmS$823,888S$9,054 psm
Sept 2025
Blk 596D · 5 ROOM · 19 TO 21 · Improved · 76 years left
110 sqmS$1,068,888S$9,717 psm
Jul 2025
Blk 596D · 4 ROOM · 25 TO 27 · Model A · 77 years left
91 sqmS$908,000S$9,978 psm
Feb 2025
Blk 596D · 4 ROOM · 04 TO 06 · Model A · 77 years left
93 sqmS$770,000S$8,280 psm
Jan 2025
Blk 596D · 4 ROOM · 01 TO 03 · Model A · 77 years left
85 sqmS$730,000S$8,588 psm
Aug 2024
Blk 596D · 5 ROOM · 22 TO 24 · Improved · 78 years left
110 sqmS$1,030,888S$9,372 psm
Aug 2024
Blk 596D · 4 ROOM · 16 TO 18 · Model A · 78 years left
85 sqmS$800,000S$9,412 psm
May 2024
Blk 596D · 4 ROOM · 13 TO 15 · Model A · 78 years left
85 sqmS$760,000S$8,941 psm
Dec 2023
Blk 596D · 4 ROOM · 04 TO 06 · Model A · 78 years left
90 sqmS$720,888S$8,010 psm
Nov 2023
Blk 596D · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$848,888S$7,648 psm
Oct 2023
Blk 596D · 4 ROOM · 16 TO 18 · Model A · 78 years left
91 sqmS$740,000S$8,132 psm
Aug 2023
Blk 596D · 4 ROOM · 19 TO 21 · Model A · 79 years left
91 sqmS$800,000S$8,791 psm
Aug 2023
Blk 596D · 5 ROOM · 01 TO 03 · Improved · 79 years left
excluded: outlier
111 sqmS$728,000S$6,559 psm
Dec 2022
Blk 596D · 5 ROOM · 19 TO 21 · Improved · 79 years left
110 sqmS$925,000S$8,409 psm
Dec 2022
Blk 596D · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$875,000S$7,955 psm
Dec 2022
Blk 596D · 4 ROOM · 10 TO 12 · Model A · 79 years left
85 sqmS$668,000S$7,859 psm
Jun 2022
Blk 596D · 4 ROOM · 04 TO 06 · Model A · 80 years left
91 sqmS$702,000S$7,714 psm
Jun 2022
Blk 596D · 4 ROOM · 07 TO 09 · Model A · 80 years left
91 sqmS$668,000S$7,341 psm
Jan 2022
Blk 596D · 4 ROOM · 04 TO 06 · Model A · 80 years left
excluded: outlier
85 sqmS$507,999S$5,976 psm
Dec 2021
Blk 596D · 4 ROOM · 13 TO 15 · Model A · 80 years left
90 sqmS$670,000S$7,444 psm
Nov 2021
Blk 596D · 4 ROOM · 13 TO 15 · Model A · 80 years left
85 sqmS$660,000S$7,765 psm
See more

Showing 21 of 102.

Sale prices as filed in caveats.

Where the lease takes this

About 75 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 years70 yearsS$910,853S$1,005,656S$1,089,144S$1,108,192
10 years65 yearsS$873,788S$1,065,143S$1,249,338S$1,293,420
20 years55 yearsS$816,705S$1,213,581S$1,669,604S$1,789,502

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.