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 June 2026, with 86 resale transactions compared to 81 in May. Month-on-month, the town median PSF softened 2.8% to $565 — giving buyers a softer entry point. The town sits below the regional median of $628 psf (-10.1%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $565 | — |
| North-East Region | $628 | +11.2% |
| Island Wide | $601 | +6.5% |
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 St 23 | 5 transactions | $1,045 |
| Ang Mo Kio St 23 | 3 transactions | $1,010 |
| Ang Mo Kio St 23 | 3 transactions | $993 |
| Ang Mo Kio Ave 1 | 2 transactions | $573 |
| Ang Mo Kio Ave 10 | 2 transactions | $539 |
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 | 86 | $423,500 | $485,000 | $717,972 | $565 |
| 2-Room | 1 | $345,888 | $345,888 | $345,888 | $714 |
| 3-Room | 43 | $399,000 | $428,000 | $452,500 | $547 |
| 4-Room | 33 | $526,000 | $595,000 | $990,888 | $593 |
| 5-Room | 9 | $808,000 | $970,000 | $1,167,888 | $704 |
| Executive | 0 | No transactions this month | |||
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $565 median PSF represents a 2.8% dip against May's $581. Transaction count rose 6% from 81 to 86. If you're a buyer, this is a reasonable window to negotiate.
Ang Mo Kio St 23 led with 5 transactions (6% of all town resale) at a median $1,045 psf — 85% above the town median. Ang Mo Kio St 23 followed with 3 transactions.
3-Room flats led resale activity in June 2026, accounting for 43 of 86 transactions (50%) at a median $547 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 5-Room | 16 TO 18 | 1,216 | $1,280,000 | $1,052 | 94 years 04 months |
| 260B Ang Mo Kio St 21 | 5-Room | 04 TO 06 | 1,216 | $1,175,000 | $966 | 91 years 01 month |
| 228A Ang Mo Kio St 23 | 5-Room | 22 TO 24 | 1,216 | $1,167,888 | $960 | 94 years 04 months |
| 228B Ang Mo Kio St 23 | 5-Room | 04 TO 06 | 1,216 | $1,150,000 | $945 | 94 years 03 months |
| 228A Ang Mo Kio St 23 | 4-Room | 19 TO 21 | 1,033 | $1,125,000 | $1,089 | 94 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 170 Ang Mo Kio Ave 4 | 2-Room | 04 TO 06 | 484 | $345,888 | $714 | 58 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 307C Ang Mo Kio Ave 1 | 3-Room | 16 TO 18 | 753 | $711,888 | $945 | 85 years 04 months |
| 405 Ang Mo Kio Ave 10 | 3-Room | 04 TO 06 | 883 | $490,000 | $555 | 52 years |
| 173 Ang Mo Kio Ave 4 | 3-Room | 04 TO 06 | 893 | $480,000 | $537 | 54 years 08 months |
| 570 Ang Mo Kio Ave 3 | 3-Room | 07 TO 09 | 883 | $475,000 | $538 | 52 years |
| 129 Ang Mo Kio Ave 3 | 3-Room | 04 TO 06 | 947 | $475,000 | $501 | 51 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 4-Room | 19 TO 21 | 1,033 | $1,125,000 | $1,089 | 94 years 04 months |
| 228A Ang Mo Kio St 23 | 4-Room | 22 TO 24 | 1,033 | $1,080,000 | $1,045 | 94 years 04 months |
| 228B Ang Mo Kio St 23 | 4-Room | 19 TO 21 | 1,001 | $1,078,888 | $1,078 | 94 years 04 months |
| 588A Ang Mo Kio St 52 | 4-Room | 19 TO 21 | 969 | $1,050,000 | $1,084 | 84 years 03 months |
| 228B Ang Mo Kio St 23 | 4-Room | 10 TO 12 | 1,001 | $1,011,000 | $1,010 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 5-Room | 16 TO 18 | 1,216 | $1,280,000 | $1,052 | 94 years 04 months |
| 260B Ang Mo Kio St 21 | 5-Room | 04 TO 06 | 1,216 | $1,175,000 | $966 | 91 years 01 month |
| 228A Ang Mo Kio St 23 | 5-Room | 22 TO 24 | 1,216 | $1,167,888 | $960 | 94 years 04 months |
| 228B Ang Mo Kio St 23 | 5-Room | 04 TO 06 | 1,216 | $1,150,000 | $945 | 94 years 03 months |
| 253 Ang Mo Kio St 21 | 5-Room | 07 TO 09 | 1,378 | $970,000 | $704 | 68 years 10 months |
No transactions this month for this flat type.
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 $999 psf against $526 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 | 1612-mo avg · 16 transactions | $340,000 | $711 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 712-mo avg · 7 transactions | $722,888 | $988 |
| 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 | 42 | $425,000 | $547 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 11 | $993,888 | $999 |
| 80-89 years | 2212-mo avg · 22 transactions | $967,000 | $988 |
| 70-79 years | 2512-mo avg · 25 transactions | $850,000 | $841 |
| 60-69 years | 712-mo avg · 7 transactions | $710,000 | $593 |
| under-60 years | 19 | $528,000 | $526 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2712-mo avg · 27 transactions | $1,190,000 | $978 |
| 80-89 years | 1612-mo avg · 16 transactions | $1,250,000 | $992 |
| 70-79 years | 2612-mo avg · 26 transactions | $1,019,888 | $860 |
| 60-69 years | 1712-mo avg · 17 transactions | $938,888 | $679 |
| under-60 years | 5512-mo avg · 55 transactions | $765,000 | $588 |
| 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 | 4 | Last transacted: Mar 2026 · $774 psf | |
| under-60 years | 3 | Last transacted: Mar 2026 · $705 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.
PSF softened 2.8% in June 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. 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.
27 leases over the trailing 12 months (12-mo avg · 27 leases) — this month's count is too thin for a MoM read. Currently +13.2% vs the region median.
Get a Free ValuationFlat (-0.1% MoM) — anchor to recent comparables.
Rental strong, +3.6% MoM — supports pricing (114 leases last month). Currently -12.9% vs the region median.
Get a Free ValuationSoftening (-25.4% MoM) — buyers may push back on this flat type.
Rental softening, -2.9% MoM — price with that in mind (35 leases last month). Currently -5.6% vs the region median.
Get a Free ValuationRising (+9.2% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.4% MoM (19 leases last month). Currently +12.1% 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 +11.7% 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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