Ang Mo Kio is trading about 10% below the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Ang Mo Kio in September 2026, with 77 resale transactions compared to 71 in August. Month-on-month, the town median PSF softened 0.9% to $562 — a balanced market with no strong directional pressure. The town sits below the regional median of $628 psf (-10.5%).
Verified as of 24 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $562 | — |
| North-East Region | $628 | +11.7% |
| Island Wide | $595 | +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 10 | 3 transactions | $551 |
| Ang Mo Kio Ave 4 | 2 transactions | $677 |
| Ang Mo Kio Ave 10 | 2 transactions | $525 |
| Ang Mo Kio Ave 5 | 2 transactions | $562 |
| Ang Mo Kio Ave 5 | 2 transactions | $555 |
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 | 77 | $405,000 | $500,000 | $720,000 | $562 |
| 2-Room | 5 | $285,000 | $303,000 | $360,000 | $640 |
| 3-Room | 33 | $390,000 | $405,000 | $435,000 | $551 |
| 4-Room | 25 | $550,000 | $600,000 | $808,888 | $572 |
| 5-Room | 13 | $750,000 | $940,000 | $1,000,000 | $688 |
| Executive | 1 | $1,090,000 | $1,090,000 | $1,090,000 | $675 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $562 median PSF represents a 0.9% dip against August's $567. Transaction count rose 8% from 71 to 77. Both sides should anchor to recent comparables.
Ang Mo Kio Ave 10 led with 3 transactions (4% of all town resale) at a median $551 psf — near the town median. Ang Mo Kio Ave 4 followed with 2 transactions.
3-Room flats led resale activity in September 2026, accounting for 33 of 77 transactions (43%) at a median $551 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 | $1,360,000 | $1,118 | 94 years |
| 310A Ang Mo Kio Ave 1 | 5-Room | 16 TO 18 | 1,302 | $1,310,000 | $1,006 | 85 years 01 month |
| 588B Ang Mo Kio St 52 | 5-Room | 16 TO 18 | 1,292 | $1,220,000 | $945 | 83 years 11 months |
| 228A Ang Mo Kio St 23 | 4-Room | 22 TO 24 | 1,033 | $1,162,000 | $1,125 | 94 years |
| 465 Ang Mo Kio Ave 10 | Executive | 10 TO 12 | 1,615 | $1,090,000 | $675 | 52 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 227A Ang Mo Kio St 23 | 2-Room | 25 TO 27 | 506 | $518,000 | $1,024 | 94 years 01 month |
| 170 Ang Mo Kio Ave 4 | 2-Room | 07 TO 09 | 484 | $360,000 | $743 | 58 years 05 months |
| 116 Ang Mo Kio Ave 4 | 2-Room | 07 TO 09 | 474 | $303,000 | $640 | 50 years 09 months |
| 323 Ang Mo Kio Ave 3 | 2-Room | 10 TO 12 | 474 | $285,000 | $602 | 49 years 10 months |
| 406 Ang Mo Kio Ave 10 | 2-Room | 01 TO 03 | 474 | $277,000 | $585 | 51 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 320 Ang Mo Kio Ave 1 | 3-Room | 04 TO 06 | 947 | $510,000 | $538 | 49 years 09 months |
| 502 Ang Mo Kio Ave 5 | 3-Room | 04 TO 06 | 883 | $492,000 | $557 | 53 years 04 months |
| 504 Ang Mo Kio Ave 8 | 3-Room | 10 TO 12 | 883 | $488,000 | $553 | 53 years |
| 578 Ang Mo Kio Ave 10 | 3-Room | 07 TO 09 | 872 | $480,000 | $551 | 52 years 05 months |
| 444 Ang Mo Kio Ave 10 | 3-Room | 07 TO 09 | 883 | $465,000 | $527 | 51 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 4-Room | 22 TO 24 | 1,033 | $1,162,000 | $1,125 | 94 years |
| 308A Ang Mo Kio Ave 1 | 4-Room | 28 TO 30 | 1,023 | $1,020,000 | $997 | 85 years 01 month |
| 260A Ang Mo Kio St 21 | 4-Room | 07 TO 09 | 1,001 | $1,000,000 | $999 | 90 years 10 months |
| 308A Ang Mo Kio Ave 1 | 4-Room | 04 TO 06 | 1,012 | $940,000 | $929 | 85 years |
| 307A Ang Mo Kio Ave 1 | 4-Room | 10 TO 12 | 1,023 | $890,000 | $870 | 85 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 | $1,360,000 | $1,118 | 94 years |
| 310A Ang Mo Kio Ave 1 | 5-Room | 16 TO 18 | 1,302 | $1,310,000 | $1,006 | 85 years 01 month |
| 588B Ang Mo Kio St 52 | 5-Room | 16 TO 18 | 1,292 | $1,220,000 | $945 | 83 years 11 months |
| 351 Ang Mo Kio St 32 | 5-Room | 13 TO 15 | 1,184 | $1,000,000 | $845 | 74 years |
| 596A Ang Mo Kio St 52 | 5-Room | 25 TO 27 | 1,184 | $1,000,000 | $845 | 75 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 465 Ang Mo Kio Ave 10 | Executive | 10 TO 12 | 1,615 | $1,090,000 | $675 | 52 years 06 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 $1,028 psf against $566 psf for the under-60 band, a 45% 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 | 1 | Last transacted: Sep 2026 · $1,024 psf | |
| 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 | 2212-mo avg · 22 transactions | $327,500 | $689 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 912-mo avg · 9 transactions | $720,000 | $984 |
| 80-89 years | 1212-mo avg · 12 transactions | $690,000 | $937 |
| 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 | 33 | $405,000 | $551 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7012-mo avg · 70 transactions | $1,029,000 | $1,028 |
| 80-89 years | 2112-mo avg · 21 transactions | $956,000 | $955 |
| 70-79 years | 2412-mo avg · 24 transactions | $830,944 | $833 |
| 60-69 years | 1012-mo avg · 10 transactions | $670,400 | $581 |
| under-60 years | 15 | $560,000 | $566 |
| 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 | $1,222,500 | $985 |
| 70-79 years | 2312-mo avg · 23 transactions | $1,000,000 | $845 |
| 60-69 years | 1312-mo avg · 13 transactions | $940,000 | $682 |
| under-60 years | 6 | $735,000 | $564 |
| 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 | 3 | Last transacted: Jul 2026 · $622 psf | |
| under-60 years | 4 | Last transacted: Sep 2026 · $675 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 holding steady (+0.9% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 3 | $3,000/mo |
| Ang Mo Kio Ave 3 | 3 | $2,400/mo |
| Ang Mo Kio Ave 3 | 3 | $2,500/mo |
Rents holding steady (+1.5% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 1 | 2 | $3,400/mo |
| Ang Mo Kio Ave 1 | 1 | $3,500/mo |
| Ang Mo Kio Ave 1 | 1 | $3,700/mo |
Rents holding steady (-0.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 52 | 2 | $4,100/mo |
| Ang Mo Kio Ave 3 | 1 | $3,550/mo |
| Ang Mo Kio Ave 4 | 1 | $4,000/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 held its pricing in September 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 45% 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 (+1.2% MoM) — anchor to recent comparables.
29 leases over the trailing 12 months (12-mo avg · 29 leases) — this month's count is too thin for a MoM read. Currently +1.9% vs the region median.
Get a Free ValuationFlat (-1.3% MoM) — anchor to recent comparables.
Rental steady, +0.9% MoM (105 leases last month). Currently -12.3% vs the region median.
Get a Free ValuationFlat (+1.2% MoM) — anchor to recent comparables.
Rental steady, +1.5% MoM (34 leases last month). Currently -8.9% vs the region median.
Get a Free ValuationSoftening (-16.0% MoM) — buyers may push back on this flat type.
Rental steady, -0.6% MoM (10 leases last month). Currently +9.6% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
5 leases over the trailing 12 months (12-mo avg · 5 leases) — this month's count is too thin for a MoM read. Currently +12.2% vs the region median.
Get a Free Valuation12-mo avg · 29 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 10 | 3 | $3,000/mo |
| Ang Mo Kio Ave 3 | 3 | $2,400/mo |
| Ang Mo Kio Ave 3 | 3 | $2,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.5% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 1 | 2 | $3,400/mo |
| Ang Mo Kio Ave 1 | 1 | $3,500/mo |
| Ang Mo Kio Ave 1 | 1 | $3,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-0.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 52 | 2 | $4,100/mo |
| Ang Mo Kio Ave 3 | 1 | $3,550/mo |
| Ang Mo Kio Ave 4 | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 5 leases
Low/High = P25–P75 rent range this month.
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