Ang Mo Kio is trading about 5% below the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Ang Mo Kio in July 2026, with 79 resale transactions compared to 86 in June. Month-on-month, the town median PSF edged up 6.8% to $603 — a constructive signal for sellers. The town sits below the regional median of $637 psf (-5.3%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $603 | — |
| North-East Region | $637 | +5.6% |
| Island Wide | $594 | -1.5% |
Ang Mo Kio ranks #4 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 St 23 | 4 transactions | $979 |
| Ang Mo Kio Ave 4 | 3 transactions | $619 |
| Ang Mo Kio Ave 10 | 2 transactions | $565 |
| Ang Mo Kio Ave 3 | 2 transactions | $514 |
| Ang Mo Kio Ave 4 | 2 transactions | $596 |
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 | 79 | $410,000 | $528,000 | $931,500 | $603 |
| 2-Room | 4 | $293,250 | $315,500 | $337,750 | $658 |
| 3-Room | 35 | $398,000 | $415,000 | $440,000 | $557 |
| 4-Room | 25 | $545,000 | $740,000 | $1,000,000 | $643 |
| 5-Room | 13 | $802,000 | $1,080,000 | $1,190,000 | $867 |
| Executive | 2 | $1,116,250 | $1,187,500 | $1,258,750 | $679 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $603 median PSF represents a 6.8% gain against June's $565. Transaction count fell 8% from 86 to 79. If you're a seller, this month's data supports holding asking price.
Ang Mo Kio St 23 led with 4 transactions (5% of all town resale) at a median $979 psf — 62% above the town median. Ang Mo Kio Ave 4 followed with 3 transactions.
3-Room flats led resale activity in July 2026, accounting for 35 of 79 transactions (44%) at a median $557 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 208 Ang Mo Kio Ave 1 | Executive | 10 TO 12 | 1,808 | $1,330,000 | $735 | 49 years 01 month |
| 310A Ang Mo Kio Ave 1 | 5-Room | 07 TO 09 | 1,281 | $1,285,000 | $1,003 | 85 years 03 months |
| 228A Ang Mo Kio St 23 | 5-Room | 25 TO 27 | 1,292 | $1,278,888 | $990 | 94 years 02 months |
| 228B Ang Mo Kio St 23 | 5-Room | 13 TO 15 | 1,216 | $1,260,000 | $1,036 | 94 years 03 months |
| 588B Ang Mo Kio St 52 | 5-Room | 13 TO 15 | 1,206 | $1,190,000 | $987 | 84 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 172 Ang Mo Kio Ave 4 | 2-Room | 04 TO 06 | 484 | $346,000 | $714 | 58 years 06 months |
| 170 Ang Mo Kio Ave 4 | 2-Room | 04 TO 06 | 484 | $335,000 | $692 | 58 years 07 months |
| 406 Ang Mo Kio Ave 10 | 2-Room | 10 TO 12 | 474 | $296,000 | $625 | 51 years 11 months |
| 314 Ang Mo Kio Ave 3 | 2-Room | 04 TO 06 | 474 | $285,000 | $602 | 50 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 591A Ang Mo Kio St 51 | 3-Room | 19 TO 21 | 732 | $800,000 | $1,093 | 91 years 08 months |
| 590A Ang Mo Kio St 51 | 3-Room | 04 TO 06 | 732 | $720,000 | $984 | 91 years 08 months |
| 591A Ang Mo Kio St 51 | 3-Room | 04 TO 06 | 732 | $700,000 | $956 | 91 years 08 months |
| 319 Ang Mo Kio Ave 1 | 3-Room | 04 TO 06 | 947 | $528,000 | $557 | 49 years 11 months |
| 343 Ang Mo Kio Ave 3 | 3-Room | 04 TO 06 | 947 | $528,000 | $557 | 50 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 4-Room | 16 TO 18 | 1,033 | $1,080,000 | $1,045 | 94 years 03 months |
| 260A Ang Mo Kio St 21 | 4-Room | 22 TO 24 | 1,001 | $1,048,000 | $1,047 | 91 years |
| 260B Ang Mo Kio St 21 | 4-Room | 16 TO 18 | 1,001 | $1,030,000 | $1,029 | 91 years |
| 228B Ang Mo Kio St 23 | 4-Room | 13 TO 15 | 1,001 | $1,030,000 | $1,029 | 94 years 03 months |
| 227A Ang Mo Kio St 23 | 4-Room | 10 TO 12 | 1,001 | $1,018,000 | $1,017 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 310A Ang Mo Kio Ave 1 | 5-Room | 07 TO 09 | 1,281 | $1,285,000 | $1,003 | 85 years 03 months |
| 228A Ang Mo Kio St 23 | 5-Room | 25 TO 27 | 1,292 | $1,278,888 | $990 | 94 years 02 months |
| 228B Ang Mo Kio St 23 | 5-Room | 13 TO 15 | 1,216 | $1,260,000 | $1,036 | 94 years 03 months |
| 588B Ang Mo Kio St 52 | 5-Room | 13 TO 15 | 1,206 | $1,190,000 | $987 | 84 years 02 months |
| 455B Ang Mo Kio St 44 | 5-Room | 04 TO 06 | 1,216 | $1,150,000 | $945 | 90 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 208 Ang Mo Kio Ave 1 | Executive | 10 TO 12 | 1,808 | $1,330,000 | $735 | 49 years 01 month |
| 616 Ang Mo Kio Ave 4 | Executive | 04 TO 06 | 1,679 | $1,045,000 | $622 | 68 years 11 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 $1,023 psf against $547 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 | 1912-mo avg · 19 transactions | $335,000 | $707 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 812-mo avg · 8 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 | 32 | $410,000 | $557 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $1,024,000 | $1,023 |
| 80-89 years | 1812-mo avg · 18 transactions | $992,000 | $998 |
| 70-79 years | 2612-mo avg · 26 transactions | $845,000 | $836 |
| 60-69 years | 812-mo avg · 8 transactions | $711,500 | $606 |
| under-60 years | 12 | $545,000 | $547 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2912-mo avg · 29 transactions | $1,175,000 | $966 |
| 80-89 years | 1812-mo avg · 18 transactions | $1,237,500 | $989 |
| 70-79 years | 2412-mo avg · 24 transactions | $1,004,844 | $849 |
| 60-69 years | 1512-mo avg · 15 transactions | $955,000 | $679 |
| under-60 years | 5212-mo avg · 52 transactions | $762,500 | $591 |
| 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: Jul 2026 · $735 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 firming (+3.6% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 5 | 4 | $2,900/mo |
| Ang Mo Kio Ave 1 | 3 | $2,950/mo |
| Ang Mo Kio Ave 3 | 3 | $2,900/mo |
Rents softening (-2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 6 | 2 | $2,650/mo |
| Ang Mo Kio Ave 1 | 1 | $3,600/mo |
| Ang Mo Kio Ave 10 | 1 | $3,500/mo |
Rents holding steady (-1.4% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 2 | $3,300/mo |
| Ang Mo Kio Ave 1 | 1 | $4,000/mo |
| Ang Mo Kio Ave 10 | 1 | $3,400/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.
A 6.8% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. 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.
27 leases over the trailing 12 months (12-mo avg · 27 leases) — this month's count is too thin for a MoM read. Currently +11.0% vs the region median.
Get a Free ValuationFlat (+1.9% MoM) — anchor to recent comparables.
Rental strong, +3.6% MoM — supports pricing (114 leases last month). Currently -12.5% vs the region median.
Get a Free ValuationRising (+8.4% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.9% MoM — price with that in mind (35 leases last month). Currently +0.9% vs the region median.
Get a Free ValuationRising (+23.2% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.4% MoM (19 leases last month). Currently +36.1% 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 +10.1% vs the region median.
Get a Free Valuation12-mo avg · 27 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.6% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 5 | 4 | $2,900/mo |
| Ang Mo Kio Ave 1 | 3 | $2,950/mo |
| Ang Mo Kio Ave 3 | 3 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 6 | 2 | $2,650/mo |
| Ang Mo Kio Ave 1 | 1 | $3,600/mo |
| Ang Mo Kio Ave 10 | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.4% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 2 | $3,300/mo |
| Ang Mo Kio Ave 1 | 1 | $4,000/mo |
| Ang Mo Kio Ave 10 | 1 | $3,400/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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