Ang Mo Kio is trading about 9% 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 May 2026, with 81 resale transactions compared to 74 in April. Month-on-month, the town median PSF softened 2.4% to $581 — giving buyers a softer entry point. The town sits below the regional median of $638 psf (-9.0%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $581 | — |
| North-East Region | $638 | +9.9% |
| Island Wide | $602 | +3.7% |
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 | 4 transactions | $956 |
| Ang Mo Kio St 23 | 4 transactions | $1,020 |
| Ang Mo Kio Ave 3 | 3 transactions | $534 |
| Ang Mo Kio Ave 10 | 2 transactions | $512 |
| Ang Mo Kio Ave 5 | 2 transactions | $557 |
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 | 81 | $420,000 | $530,000 | $840,000 | $581 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 35 | $390,000 | $416,000 | $465,000 | $548 |
| 4-Room | 29 | $532,000 | $780,000 | $935,000 | $795 |
| 5-Room | 17 | $768,888 | $850,000 | $1,130,000 | $645 |
| 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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $581 median PSF represents a 2.4% dip against April's $595. Transaction count rose 9% from 74 to 81. If you're a buyer, this is a reasonable window to negotiate.
Ang Mo Kio St 23 led with 4 transactions (5% of all town resale) at a median $956 psf — 65% above the town median. Ang Mo Kio St 23 followed with 4 transactions.
3-Room flats led resale activity in May 2026, accounting for 35 of 81 transactions (43%) at a median $548 psf. That flat type's PSF moved 2.9% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 260B Ang Mo Kio St 21 | 5-Room | 25 TO 27 | 1,216 | $1,300,000 | $1,069 | 91 years 02 months |
| 588B Ang Mo Kio St 52 | 5-Room | 16 TO 18 | 1,259 | $1,250,000 | $993 | 84 years 04 months |
| 228B Ang Mo Kio St 23 | 5-Room | 10 TO 12 | 1,216 | $1,190,000 | $978 | 94 years 05 months |
| 228A Ang Mo Kio St 23 | 4-Room | 22 TO 24 | 1,033 | $1,150,000 | $1,113 | 94 years 04 months |
| 228A Ang Mo Kio St 23 | 5-Room | 04 TO 06 | 1,216 | $1,145,000 | $941 | 94 years 05 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 308A Ang Mo Kio Ave 1 | 3-Room | 13 TO 15 | 753 | $675,000 | $896 | 85 years 04 months |
| 643 Ang Mo Kio Ave 5 | 3-Room | 10 TO 12 | 958 | $520,000 | $543 | 53 years 06 months |
| 319 Ang Mo Kio Ave 1 | 3-Room | 07 TO 09 | 947 | $513,000 | $542 | 50 years 01 month |
| 343 Ang Mo Kio Ave 3 | 3-Room | 10 TO 12 | 786 | $489,000 | $622 | 51 years |
| 506 Ang Mo Kio Ave 8 | 3-Room | 10 TO 12 | 732 | $478,888 | $654 | 53 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 228A Ang Mo Kio St 23 | 4-Room | 22 TO 24 | 1,033 | $1,150,000 | $1,113 | 94 years 04 months |
| 228A Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,033 | $1,135,000 | $1,098 | 94 years 05 months |
| 228B Ang Mo Kio St 23 | 4-Room | 25 TO 27 | 1,001 | $1,120,000 | $1,119 | 94 years 05 months |
| 588D Ang Mo Kio St 52 | 4-Room | 28 TO 30 | 980 | $1,100,000 | $1,123 | 84 years 04 months |
| 455C Ang Mo Kio St 44 | 4-Room | 31 TO 33 | 1,001 | $1,030,000 | $1,029 | 90 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 260B Ang Mo Kio St 21 | 5-Room | 25 TO 27 | 1,216 | $1,300,000 | $1,069 | 91 years 02 months |
| 588B Ang Mo Kio St 52 | 5-Room | 16 TO 18 | 1,259 | $1,250,000 | $993 | 84 years 04 months |
| 228B Ang Mo Kio St 23 | 5-Room | 10 TO 12 | 1,216 | $1,190,000 | $978 | 94 years 05 months |
| 228A Ang Mo Kio St 23 | 5-Room | 04 TO 06 | 1,216 | $1,145,000 | $941 | 94 years 05 months |
| 310A Ang Mo Kio Ave 1 | 5-Room | 04 TO 06 | 1,281 | $1,130,000 | $882 | 85 years 05 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.
3-Room flats in Ang Mo Kio show a real lease-decay gap — units with 90+ years remaining trade at $984 psf against $543 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 | 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 | $332,500 | $702 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1012-mo avg · 10 transactions | $720,444 | $984 |
| 80-89 years | 1612-mo avg · 16 transactions | $689,000 | $922 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1 | Last transacted: May 2026 · $586 psf | |
| under-60 years | 33 | $415,000 | $543 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 9 | $965,000 | $934 |
| 80-89 years | 2412-mo avg · 24 transactions | $958,000 | $950 |
| 70-79 years | 5 | $813,000 | $821 |
| 60-69 years | 612-mo avg · 6 transactions | $711,500 | $604 |
| under-60 years | 14 | $531,000 | $540 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2312-mo avg · 23 transactions | $1,190,000 | $978 |
| 80-89 years | 1612-mo avg · 16 transactions | $1,250,000 | $992 |
| 70-79 years | 2812-mo avg · 28 transactions | $1,009,444 | $853 |
| 60-69 years | 1612-mo avg · 16 transactions | $938,444 | $680 |
| under-60 years | 9 | $768,888 | $598 |
| 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 | 4 | 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 holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 3 | 3 | $2,700/mo |
| Ang Mo Kio Ave 5 | 3 | $2,800/mo |
| Ang Mo Kio Ave 1 | 2 | $2,950/mo |
Rents firming (+2.9% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 31 | 2 | $3,950/mo |
| Ang Mo Kio Ave 1 | 1 | $3,700/mo |
| Ang Mo Kio Ave 1 | 1 | $3,100/mo |
Rents softening (-6.5% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 44 | 2 | $3,950/mo |
| Ang Mo Kio Ave 1 | 1 | $4,050/mo |
| Ang Mo Kio Ave 10 | 1 | $3,500/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 2.4% in May 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 45% 3-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 +10.0% vs the region median.
Get a Free ValuationSoftening (-2.9% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (118 leases last month). Currently -14.2% vs the region median.
Get a Free ValuationRising (+25.2% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.9% MoM — supports pricing (39 leases last month). Currently +24.6% vs the region median.
Get a Free ValuationSoftening (-31.8% MoM) — buyers may push back on this flat type.
Rental softening, -6.5% MoM — price with that in mind (12 leases last month). Currently +1.1% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
7 leases over the trailing 12 months (12-mo avg · 7 leases) — this month's count is too thin for a MoM read. Currently +9.0% vs the region median.
Get a Free Valuation12-mo avg · 30 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio Ave 3 | 3 | $2,700/mo |
| Ang Mo Kio Ave 5 | 3 | $2,800/mo |
| Ang Mo Kio Ave 1 | 2 | $2,950/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 31 | 2 | $3,950/mo |
| Ang Mo Kio Ave 1 | 1 | $3,700/mo |
| Ang Mo Kio Ave 1 | 1 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-6.5% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Ang Mo Kio St 44 | 2 | $3,950/mo |
| Ang Mo Kio Ave 1 | 1 | $4,050/mo |
| Ang Mo Kio Ave 10 | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 7 leases
Low/High = P25–P75 rent range this month.
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