Ang Mo Kio HDB Resale Prices

The HDB resale market in Ang Mo Kio has recorded 8,863 transactions between July 2017 and April 2026. At a median resale price of S$463K,Ang Mo Kio is 7% cheaper than the Singapore-wide HDB median of S$495K.

Prices have climbed 8% over the past twelve months, from S$525K to S$568K. This rate of appreciation outpaces general inflation and reflects sustained buyer demand in Ang Mo Kio. Buyers who purchased a year ago have already seen paper gains of approximately S$43K on a typical unit.

The most commonly transacted flat type in Ang Mo Kio is the 3 room, with 4,710 recorded resales. A 4-room flat in Ang Mo Kio costs a median of S$515,000, while a 5-room flat costs S$741,444. Buyers on a tighter budget can consider 3-room flats at S$350,888, though supply is limited with only 4,710 transactions in the data set.

Ang Mo Kio has entered the million-dollar HDB club. The highest recorded resale price is S$1,500,000, placing it among the growing number of towns where HDB flats have breached the seven-figure mark. These transactions typically involve large executive or maisonette units with 80+ years of remaining lease, located in mature blocks with unobstructed views.

Floor level is one of the most significant price factors in Ang Mo Kio's HDB market. For 4-room flats, the data shows a clear staircase pattern: units on floors 34 TO 36 sell for a median of S$940,000, while ground-floor units (01 TO 03) sell for S$450,000. That is a 109% premium for higher floors, or roughly S$490K more in absolute terms.

This premium reflects several factors: better ventilation and natural light, reduced noise from ground-level activity, improved views (especially for blocks near parks or open areas), and a perception of privacy. For buyers on a budget, choosing a lower floor in a preferred block can save S$490K while keeping the same address.

Remaining lease is arguably the most important factor for long-term value. In Ang Mo Kio, the price per square metre tells a clear story about how the market values newer versus older flats. Newer flats (built 2015 onwards) trade at S$9,583/sqm, while pre-1990 flats trade at S$5,007/sqm. That is a 91% premium for newer stock on a per-square-metre basis.

However, older flats in Ang Mo Kio are not always the worse deal. Pre-1990 flats tend to be significantly larger (averaging 81 sqm versus 90 sqm for new builds). Buyers who prioritise space over remaining lease may find better value in mature blocks, especially if they plan to live in the flat rather than sell it within a decade.

Ang Mo Kio has 8 distinct flat models in its resale stock. The most common is the New Generation (6,098 transactions, average S$382K). DBSS (Design, Build and Sell Scheme) flats command a significant premium at S$8,342/sqm, which is 69% higher than the standard New Generation at S$4,934/sqm. DBSS flats were developed by private developers with higher-spec finishes, which explains the premium even years after completion.

Maisonettes, the two-storey HDB units that are no longer built, trade at an average of S$960K in Ang Mo Kio. With 14 transactions in the data set, they represent a niche but sought-after segment. Their scarcity (HDB stopped building maisonettes in 1995) and generous floor area make them popular with families who want landed-style living at HDB prices.

The most actively traded address in Ang Mo Kio is ANG MO KIO AVE 10, with 2037 recorded transactions at a median of S$385,000. The price spread across the top streets ranges from S$380K to S$440K, reflecting differences in block age, proximity to MRT stations, and proximity to amenities.

In terms of pricing, Ang Mo Kio sits closest to Geylang (S$465K), Jurong West (S$460K), Jurong East (S$450K). Those willing to pay more for centrality or prestige could look at Bukit Timah at S$776K.