Ang Mo Kio sits at the geographic and psychological centre of Singapore's HDB landscape. Mature, well-connected, and steeped in the kind of neighbourhood depth that newer towns spend decades trying to replicate, it consistently ranks among the most liquid resale markets on the island. Over the past five years approximately 5,437 resale transactions have settled here (as of 2026-06), a volume that signals both robust demand and healthy exit liquidity for sellers. Average resale prices have reached roughly S$536,000 (as of 2026-06) — competitive for a centrally-located mature town with North-South Line access — though the average remaining lease of approximately 62 years (as of 2026-06) is a factor every buyer must weigh carefully before committing. This profile examines what Ang Mo Kio genuinely offers, where the friction points lie, and which buyer profiles are best positioned to extract value from one of Singapore's most established towns.
Location and Planning Context
Ang Mo Kio occupies the central-north corridor of the main island, bounded by Bishan to the south, Sengkang/Hougang to the east, and Yishun to the north. Its proximity to the city fringe — roughly 12 km from the CBD — places it firmly within reach of both the Core Central Region and the city's key commercial nodes without carrying CCR pricing. The town was developed progressively from the late 1970s and achieved full build-out by the early 1990s, which accounts for the mature lease profile of most blocks. HDB's official resale statistics confirm the town's depth and consistent transaction activity.
Transport Infrastructure
Transport is Ang Mo Kio's most tangible competitive advantage. The North-South Line (NSL) stations at Ang Mo Kio MRT and Yio Chu Kang MRT provide direct access to Orchard Road and the CBD in under 30 minutes at off-peak. The Circle Line at Lorong Chuan — just at the town's southern fringe near Bishan — extends connectivity east toward Serangoon and Dhoby Ghaut without requiring a transfer at Bishan. Ang Mo Kio Bus Interchange functions as a regional hub, feeding buses to Sengkang, Hougang, Yishun, and the industrial clusters of Ang Mo Kio Industrial Park. Looking further ahead, the Cross Island Line (CRL) has been planned with nodes that serve the broader central-north corridor; when complete, the CRL will meaningfully deepen connectivity for residents in the eastern precincts of the town. Full transport details are published by the Land Transport Authority. You can also model commute catchment using the commute-time map.
Flat Type Pricing Landscape (as of 2026-06)
Recent resale averages over the last 18 months illustrate the breadth of the market here. Three-room flats average approximately S$454,000 (as of 2026-06), making them among the more affordable three-room options in a mature central town — a function of the older lease profile tempering prices relative to Bishan or Toa Payoh. Four-room flats average S$709,000 (as of 2026-06), a meaningful step up that reflects both the size premium and the persistent demand from upgrading families. Five-room flats average S$959,000 (as of 2026-06), and Executive flats have crossed the S$1.13M threshold (as of 2026-06), a quantum that narrows the buyer pool and brings stamp duty and CPF considerations into sharper focus. Buyers weighing these larger flat types should run the numbers through the affordability calculator and the HDB grant calculator to understand their CPF Housing Grant eligibility and total financing picture before shortlisting.
- Average resale price: $626,487
- Transaction volume: 909 (12 months)
- Average rent: $2,174/mo
- Gross yield: 4.2%
Quarterly transaction volume is up 15.3% and avg price is down 5.1% quarter-on-quarter in Ang Mo Kio — a steady market.
Ang Mo Kio Town Scores
Investment: Strong
Town Overview
Ang Mo Kio is an established HDB town with 909 resale transactions in the past 12 months.
Price Trend
| Month | Avg Price | Volume | MoM |
|---|---|---|---|
| 2024-07 | $556,146 | 124 | — |
| 2024-08 | $618,052 | 97 | ↑ 11.1% |
| 2024-09 | $590,152 | 88 | ↓ 4.5% |
| 2024-10 | $563,667 | 94 | ↓ 4.5% |
| 2024-11 | $557,766 | 64 | ↓ 1.0% |
| 2024-12 | $539,646 | 78 | ↓ 3.2% |
| 2025-01 | $568,047 | 102 | ↑ 5.3% |
| 2025-02 | $556,811 | 82 | ↓ 2.0% |
| 2025-03 | $578,786 | 76 | ↑ 3.9% |
| 2025-04 | $610,347 | 78 | ↑ 5.5% |
| 2025-05 | $640,642 | 85 | ↑ 5.0% |
| 2025-06 | $576,295 | 89 | ↓ 10.0% |
| 2025-07 | $621,359 | 93 | ↑ 7.8% |
| 2025-08 | $576,809 | 77 | ↓ 7.2% |
| 2025-09 | $646,607 | 97 | ↑ 12.1% |
| 2025-10 | $555,707 | 61 | ↓ 14.1% |
| 2025-11 | $533,978 | 61 | ↓ 3.9% |
| 2025-12 | $608,600 | 70 | ↑ 14.0% |
| 2026-01 | $625,404 | 67 | ↑ 2.8% |
| 2026-02 | $682,182 | 58 | ↑ 9.1% |
| 2026-03 | $709,861 | 84 | ↑ 4.1% |
| 2026-04 | $673,953 | 74 | ↓ 5.1% |
| 2026-05 | $653,958 | 81 | ↓ 3.0% |
| 2026-06 | $599,323 | 86 | ↓ 8.4% |
Flat Type Breakdown
| Flat Type | Avg Price | Volume |
|---|---|---|
| 3 ROOM | $450,168 | 444 |
| 4 ROOM | $724,816 | 301 |
| 5 ROOM | $977,686 | 141 |
| 2 ROOM | $336,587 | 16 |
| EXECUTIVE | $1,170,413 | 7 |
Rental Market
| Flat Type | Median Rent |
|---|---|
| 3 ROOM | $2,290/mo |
| 3 ROOM | $1,730/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,450/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,450/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,530/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $1,610/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $2,000/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $1,250/mo |
| 3 ROOM | $900/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $1,000/mo |
| 3 ROOM | $2,750/mo |
| 3 ROOM | $1,200/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $850/mo |
| 3 ROOM | $2,700/mo |
| 3 ROOM | $870/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $2,700/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $2,500/mo |
| 3 ROOM | $2,300/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $1,400/mo |
| 3-RM | $800/mo |
| 3-RM | $800/mo |
| 3-RM | $800/mo |
| 3-RM | $800/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,900/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $3,440/mo |
| 4 ROOM | $3,500/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,400/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,600/mo |
| 4 ROOM | $3,400/mo |
| 4 ROOM | $2,350/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $3,400/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,380/mo |
| 4 ROOM | $3,350/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,140/mo |
| 4 ROOM | $3,300/mo |
| 4 ROOM | $3,300/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,380/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,400/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,300/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,830/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $1,500/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $1,400/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $1,100/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $1,730/mo |
| 4 ROOM | $2,450/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,850/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $1,750/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,850/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,075/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $1,000/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $950/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $950/mo |
| 4 ROOM | $925/mo |
| 4 ROOM | $2,380/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $950/mo |
| 4 ROOM | $950/mo |
| 4 ROOM | $2,550/mo |
| 4 ROOM | $2,450/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $1,000/mo |
| 4-RM | $950/mo |
| 4-RM | $925/mo |
| 4-RM | $950/mo |
| 4-RM | $950/mo |
| 5 ROOM | $3,700/mo |
| 5 ROOM | $2,170/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,650/mo |
| 5 ROOM | $3,000/mo |
| 5 ROOM | $3,150/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $3,800/mo |
| 5 ROOM | $1,850/mo |
| 5 ROOM | $3,850/mo |
| 5 ROOM | $3,650/mo |
| 5 ROOM | $1,300/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $3,600/mo |
| 5 ROOM | $1,700/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $3,800/mo |
| 5 ROOM | $1,600/mo |
| 5 ROOM | $3,800/mo |
| 5 ROOM | $3,700/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $3,800/mo |
| 5 ROOM | $3,600/mo |
| 5 ROOM | $3,600/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,450/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,250/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,450/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,750/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,450/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,140/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,530/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,700/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,600/mo |
| 5 ROOM | $2,350/mo |
| 5 ROOM | $2,530/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,000/mo |
Private Options Near Ang Mo Kio
Upgrading out of Ang Mo Kio? These private developments are closest to the town:
- CENTRO RESIDENCES — avg $1,986 psf, 99-yr leasehold, 170m from town centre
- GRANDEUR 8 — avg $1,475 psf, 99-yr leasehold, 550m from town centre
- MAYFLOWER RESIDENCES — freehold, 700m from town centre
- MAYFLOWER VILLE — freehold, 830m from town centre
- MAYFLOWER GARDENS — avg $1,568 psf, freehold, 920m from town centre
Central Location and Multi-Line MRT Connectivity
In a town-selection decision, location is the one variable buyers cannot retrofit. Ang Mo Kio's positioning in the central-north quadrant means that the NSL whisks commuters to Orchard in roughly 15 minutes and to Raffles Place in under 30 minutes during off-peak (as of 2026-06). The proximity of the Circle Line at Lorong Chuan — one stop from Bishan — adds a lateral axis that connects directly to Serangoon, Bartley, and MacPherson without backtracking to the city. Bus interchange frequency means that residents in the furthest precincts rarely wait more than 5-8 minutes for a feeder service. For buyers whose employment or lifestyle keeps them mobile across multiple corridors, Ang Mo Kio's multi-line connectivity is a genuine differentiator. Compare the town's position against other central-north options on the HDB prices map to see how its pricing relates to transport access across comparable towns.
Depth of Mature Amenities
AMK Hub — the town's anchor retail mall adjacent to the MRT — covers most daily retail and F&B needs without requiring a trip out. Beyond the mall, Ang Mo Kio's wet markets (including the Ang Mo Kio Central Market), hawker centres, and neighbourhood shops form a layered amenity ecosystem that newer HDB towns have simply not yet accumulated. Ang Mo Kio Town Garden and Bishan-Ang Mo Kio Park (one of Singapore's largest park connectors at the town's southern edge) provide substantial green recreational space. The presence of a polyclinic, a community club, and a range of eldercare facilities makes the town well-suited to multi-generational households where aging parents require accessible healthcare and community support. These are physical infrastructure assets that cannot be quickly recreated — they compound value over time.
Strong School Catchment
School proximity continues to be a primary driver of family HDB purchasing decisions. Ang Mo Kio's school catchment includes MOE-listed primaries such as CHIJ St Nicholas Girls' School, Ang Mo Kio Primary, Mayflower Primary, and Peirce Secondary, among others. The diversity of school types — SAP schools, neighbourhood schools, and secondary options — means that parents across different educational priorities are likely to find a suitable school within the 1km or 2km priority registration radius. For families with school-age children, this density of options can materially reduce morning commute friction and improve siblings' chances of co-registration, which remains a significant practical consideration in Singapore's school admissions landscape.
Liquid Resale Market
With approximately 5,437 resale transactions over five years (as of 2026-06), Ang Mo Kio is one of the most actively traded HDB markets in Singapore. High transaction velocity matters for two reasons: it gives buyers genuine price discovery (ample comparables for valuation), and it gives sellers a deep pool of qualified buyers when they eventually need to exit. Towns with thin transaction volumes can trap sellers in extended marketing periods or force price concessions; Ang Mo Kio does not carry that risk. The town's liquidity profile is consistent across flat types, which means even Executive flat sellers — who are working with a smaller absolute buyer pool by quantum — benefit from the town's overall market depth.
Lease Decay on Older Blocks
The average remaining lease of approximately 62 years (as of 2026-06) is the headline risk that any buyer must process with full clarity. Under CPF Board rules, CPF usage for a flat is restricted when the sum of the buyer's age and the flat's remaining lease falls below 80 years — and for flats with fewer than 60 years remaining, CPF usage for purchase is disallowed entirely. Banks' loan-to-value ratios are also progressively restricted for shorter-lease properties under MAS lending guidelines. On a practical level, this means that a buyer purchasing a 50-55 year lease flat today may find, at resale 10-15 years later, that their buyer pool is meaningfully constrained by financing and CPF limitations — compressing exit valuations. The lease decay calculator allows buyers to model the precise CPF and financing impact for a specific flat at their age, which is an essential pre-purchase step for any Ang Mo Kio block with a shorter remaining lease. This is not a reason to avoid the town outright — newer blocks and SERS-replacement flats carry longer leases — but it demands block-level due diligence rather than town-level averaging.
Quantum Risk on Larger Flats
Five-room and Executive flat prices averaging S$959,000 and S$1.13M respectively (as of 2026-06) bring these segments into territory where stamp duty, CPF rules, and bank stress-test thresholds all intensify. A buyer taking a bank loan on a S$1.13M Executive flat faces TDSR calculations, a 25% LTV ceiling if they hold any outstanding loans, and Buyer's Stamp Duty starting at 1% on the first S$180,000 and stepping up to 3% on the remainder — costs that add S$25,000-S$35,000 to the total outlay. The relatively narrow buyer pool at this quantum also means that sellers of Executive flats should expect longer marketing cycles during periods of credit tightening. Buyers considering these larger units should model total cost of ownership — including BSD, legal fees, renovation, and monthly mortgage — through the total cost calculator and cross-reference with district-level pricing context via District 20 data.
Estate Age and Upgrading Programme Status
Ang Mo Kio is an unambiguously mature estate, and while HDB's Home Improvement Programme (HIP) has upgraded many blocks, pockets of older pre-upgrading blocks remain — characterised by smaller corridor widths, older lifts, and interior configurations that reflect 1980s construction standards. Buyers purchasing in these blocks may face renovation costs above typical ranges and should physically inspect buildings and common areas before transacting. Additionally, while Ang Mo Kio has a strong SERS and rehousing history, there is no guarantee that any specific block will be selected for en bloc treatment or lease top-up; buyers who need that outcome to underpin their investment thesis are taking a speculative position. The Singapore Land Authority publishes authoritative lease information. For buyers comparing Ang Mo Kio against other central-north options on value grounds, the HDB resale price heatmap provides a useful spatial calibration.
- ✅ First-time family buyer seeking central-north connectivity: Ang Mo Kio delivers NSL/CCL access, deep school catchment, and a liquid 3-room/4-room market at price points compatible with CPF Housing Grants — run the numbers through the HDB grant calculator before shortlisting blocks.
- ✅ HDB upgrader targeting a 5-room or Executive flat with school priority: The breadth of school options within 1-2km priority radius, combined with AMK Hub conveniences and direct NSL access, makes Ang Mo Kio a strong fit for upgrading families who need space and school proximity without relocating to an outlying town.
- ✅ Multi-generational household requiring proximity to eldercare and healthcare: Ang Mo Kio's polyclinic, community club, senior activity centres, and accessible bus interchange network serve multi-generational households well; the town's flat mix also includes accessible larger units for extended family configurations.
- ⚠️ Yield-focused HDB landlord seeking rental income: HDB rental yields in mature central towns are modest relative to private alternatives, and owners must satisfy the 5-year MOP before renting freely; the town's strong demand does support occupancy, but buyers should model realistic gross yields against their total acquisition cost rather than treating HDB rental as a reliable income strategy.
- ❌ Long-horizon buyer targeting an older sub-60-year lease block for value: Shorter-lease blocks in Ang Mo Kio carry real CPF restriction and financing risk for buyers who may need to resell in 10-15 years; declining CPF usability and compressed buyer pools at resale mean the headline 'discount' often does not compensate for the structural exit constraints.
Ang Mo Kio earns its position as one of Singapore's most enduringly popular HDB towns through a combination that is genuinely difficult to replicate: central-north location, multi-line MRT access, mature amenity depth, strong schools, and a highly liquid resale market that gives buyers pricing clarity and sellers reliable exit options. For families at the 3-room and 4-room price points, the town offers meaningful value relative to the CCR fringe, particularly when CPF Housing Grants are factored in via the HDB grant calculator. The caveat that demands honest attention is lease tenure: with an average remaining lease of approximately 62 years (as of 2026-06), block-level lease due diligence is non-negotiable — not every flat here is the same asset from a financing and long-term value perspective, and buyers who skip the lease decay modelling step are taking on risk they may not fully price. Buyers who approach Ang Mo Kio with clear eyes about block selection, realistic quantum budgets, and a planning horizon of 10-15 years will find a town that continues to justify its sustained demand. Those seeking the longest possible lease runway should focus their search on newer replacement blocks or cross-compare with younger mature towns using the HDB resale price heatmap.
FAQ
What is the average HDB resale price in Ang Mo Kio?
What is the rental yield in Ang Mo Kio?
Methodology & Sources
Numbers in this article reflect Last 12 months and update as new data becomes available.
HDB resale and rental data from data.gov.sg.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.