Ang Mo Kio is trading about 11% below the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Ang Mo Kio in August 2026, with 71 resale transactions compared to 78 in July. Month-on-month, the town median PSF softened 5.9% to $567 — giving buyers a softer entry point. The town sits below the regional median of $636 psf (-10.8%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Ang Mo Kio median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Ang Mo Kio |
|---|---|---|
| Ang Mo Kio | $567 | — |
| North-East Region | $636 | +12.1% |
| Island Wide | $601 | +5.9% |
Ang Mo Kio ranks #5 of 5 North-East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Ang Mo Kio Ave 3 | 2 transactions | $632 |
| Ang Mo Kio Ave 3 | 2 transactions | $515 |
| Ang Mo Kio Ave 10 | 2 transactions | $499 |
| Ang Mo Kio Ave 10 | 2 transactions | $518 |
| Ang Mo Kio St 44 | 2 transactions | $991 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 71 | $411,500 | $460,000 | $700,000 | $567 |
| 2-Room | 2 | $311,250 | $312,500 | $313,750 | $632 |
| 3-Room | 44 | $408,666 | $432,500 | $460,000 | $558 |
| 4-Room | 15 | $534,000 | $580,000 | $906,500 | $566 |
| 5-Room | 9 | $755,000 | $970,000 | $1,277,000 | $819 |
| Executive | 1 | $1,050,000 | $1,050,000 | $1,050,000 | $602 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $567 median PSF represents a 5.9% dip against July's $603. Transaction count fell 9% from 78 to 71. If you're a buyer, this is a reasonable window to negotiate.
Ang Mo Kio Ave 3 led with 2 transactions (3% of all town resale) at a median $632 psf — 11% above the town median. Ang Mo Kio Ave 3 followed with 2 transactions.
3-Room flats led resale activity in August 2026, accounting for 44 of 71 transactions (62%) at a median $558 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228B Ang Mo Kio St 23 | 5-Room | 19 TO 21 | 1,216 | $1,315,000 | $1,081 | 94 years 01 month |
| 455A Ang Mo Kio St 44 | 5-Room | 28 TO 30 | 1,216 | $1,280,000 | $1,052 | 90 years 08 months |
| 228B Ang Mo Kio St 23 | 5-Room | 10 TO 12 | 1,216 | $1,277,000 | $1,050 | 94 years 02 months |
| 228A Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,033 | $1,168,888 | $1,131 | 94 years 02 months |
| 227A Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,001 | $1,075,000 | $1,074 | 94 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 323 Ang Mo Kio Ave 3 | 2-Room | 01 TO 03 | 517 | $315,000 | $610 | 49 years 11 months |
| 323 Ang Mo Kio Ave 3 | 2-Room | 04 TO 06 | 474 | $310,000 | $655 | 49 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 590A Ang Mo Kio St 51 | 3-Room | 07 TO 09 | 732 | $722,888 | $988 | 91 years 07 months |
| 650 Ang Mo Kio St 61 | 3-Room | 07 TO 09 | 721 | $710,000 | $984 | 88 years 05 months |
| 455C Ang Mo Kio St 44 | 3-Room | 19 TO 21 | 732 | $710,000 | $970 | 90 years 08 months |
| 418 Ang Mo Kio Ave 10 | 3-Room | 10 TO 12 | 958 | $520,000 | $543 | 52 years |
| 623 Ang Mo Kio Ave 9 | 3-Room | 07 TO 09 | 883 | $502,888 | $570 | 53 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,033 | $1,168,888 | $1,131 | 94 years 02 months |
| 227A Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,001 | $1,075,000 | $1,074 | 94 years 02 months |
| 455A Ang Mo Kio St 44 | 4-Room | 07 TO 09 | 1,001 | $930,000 | $929 | 90 years 08 months |
| 308B Ang Mo Kio Ave 1 | 4-Room | 10 TO 12 | 1,012 | $925,000 | $914 | 85 years 02 months |
| 351 Ang Mo Kio St 32 | 4-Room | 28 TO 30 | 1,023 | $888,000 | $868 | 74 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228B Ang Mo Kio St 23 | 5-Room | 19 TO 21 | 1,216 | $1,315,000 | $1,081 | 94 years 01 month |
| 455A Ang Mo Kio St 44 | 5-Room | 28 TO 30 | 1,216 | $1,280,000 | $1,052 | 90 years 08 months |
| 228B Ang Mo Kio St 23 | 5-Room | 10 TO 12 | 1,216 | $1,277,000 | $1,050 | 94 years 02 months |
| 596A Ang Mo Kio St 52 | 5-Room | 19 TO 21 | 1,184 | $995,000 | $840 | 75 years 04 months |
| 350 Ang Mo Kio St 32 | 5-Room | 07 TO 09 | 1,184 | $970,000 | $819 | 74 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 435 Ang Mo Kio Ave 10 | Executive | 07 TO 09 | 1,744 | $1,050,000 | $602 | 51 years 07 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
4-Room flats in Ang Mo Kio show a real lease-decay gap — units with 90+ years remaining trade at $1,025 psf against $548 psf for the under-60 band, a 47% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 1812-mo avg · 18 transactions | $332,500 | $694 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1012-mo avg · 10 transactions | $721,444 | $986 |
| 80-89 years | 1412-mo avg · 14 transactions | $690,000 | $930 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| under-60 years | 41 | $430,000 | $555 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7612-mo avg · 76 transactions | $1,026,500 | $1,025 |
| 80-89 years | 1912-mo avg · 19 transactions | $988,000 | $997 |
| 70-79 years | 2612-mo avg · 26 transactions | $839,444 | $841 |
| 60-69 years | 912-mo avg · 9 transactions | $710,000 | $593 |
| under-60 years | 8 | $534,000 | $548 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3112-mo avg · 31 transactions | $1,200,000 | $987 |
| 80-89 years | 1612-mo avg · 16 transactions | $1,237,500 | $989 |
| 70-79 years | 2412-mo avg · 24 transactions | $1,000,000 | $845 |
| 60-69 years | 1412-mo avg · 14 transactions | $946,500 | $667 |
| under-60 years | 5012-mo avg · 50 transactions | $762,500 | $595 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 512-mo avg · 5 transactions | $1,178,000 | $702 |
| under-60 years | 4 | Last transacted: Aug 2026 · $602 psf | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-4.3% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 3 | 4 | $3,100/mo |
| Ang Mo Kio Ave 10 | 3 | $2,500/mo |
| Ang Mo Kio Ave 10 | 3 | $2,900/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 1 | 1 | $3,300/mo |
| Ang Mo Kio Ave 1 | 1 | $3,200/mo |
| Ang Mo Kio Ave 1 | 1 | $3,600/mo |
Rents firming (+9.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 2 | $3,600/mo |
| Ang Mo Kio Ave 6 | 2 | $3,975/mo |
| Ang Mo Kio St 21 | 2 | $3,850/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Ang Mo Kio saw both prices and volume ease in August 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 47% 4-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
30 leases over the trailing 12 months (12-mo avg · 30 leases) — this month's count is too thin for a MoM read. Currently +9.1% vs the region median.
Get a Free ValuationFlat (+0.1% MoM) — anchor to recent comparables.
Rental softening, -4.3% MoM — price with that in mind (106 leases last month). Currently -12.3% vs the region median.
Get a Free ValuationSoftening (-18.1% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (37 leases last month). Currently -11.1% vs the region median.
Get a Free ValuationSoftening (-5.5% MoM) — buyers may push back on this flat type.
Rental strong, +9.2% MoM — supports pricing (16 leases last month). Currently +28.8% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
6 leases over the trailing 12 months (12-mo avg · 6 leases) — this month's count is too thin for a MoM read. Currently +10.3% vs the region median.
Get a Free Valuation12-mo avg · 30 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-4.3% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 3 | 4 | $3,100/mo |
| Ang Mo Kio Ave 10 | 3 | $2,500/mo |
| Ang Mo Kio Ave 10 | 3 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 1 | 1 | $3,300/mo |
| Ang Mo Kio Ave 1 | 1 | $3,200/mo |
| Ang Mo Kio Ave 1 | 1 | $3,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+9.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 2 | $3,600/mo |
| Ang Mo Kio Ave 6 | 2 | $3,975/mo |
| Ang Mo Kio St 21 | 2 | $3,850/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 6 leases
Low/High = P25–P75 rent range this month.
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