How floor level changes the price
5-Room units on higher floors (28 TO 30) trade at a median of S$1,280,000, while lower floors (01 TO 03) sit at S$750,000. That is a 71% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$750,000 | 23 |
| 04 TO 06 | S$900,944 | 54 |
| 07 TO 09 | S$931,944 | 44 |
| 10 TO 12 | S$944,000 | 32 |
| 13 TO 15 | S$906,500 | 24 |
| 16 TO 18 | S$1,084,000 | 20 |
| 19 TO 21 | S$997,500 | 22 |
| 22 TO 24 | S$1,008,888 | 21 |
| 25 TO 27 | S$1,070,000 | 15 |
| 28 TO 30 | S$1,280,000 | 7 |
How flat age changes the price
Comparing per-square-metre value strips out unit size. 5-Room flats built in the 2020s trade at S$10,575 psm, against S$6,465 psm for 1970s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1970s | S$6,465 psm | 44 |
| 1980s | S$6,276 psm | 72 |
| 1990s | S$7,076 psm | 30 |
| 2000s | S$9,091 psm | 40 |
| 2010s | S$10,562 psm | 52 |
| 2020s | S$10,575 psm | 26 |
Prices by flat model
Most 5-room resales in Ang Mo Kio are Improved flats (189 sales, median S$901,888). DBSS units command the top of the range at S$1,222,500.
| Model | Median price | Sales |
|---|---|---|
| Improved | S$901,888 | 189 |
| DBSS | S$1,222,500 | 28 |
| Model A | S$952,500 | 22 |
| Standard | S$761,250 | 20 |
Most-traded blocks
The blocks with the most 5-room resale activity give the clearest read on what buyers are actually paying, because each has enough sales to form a reliable median.
| Block | Median price | Sales |
|---|---|---|
| 228B ANG MO KIO ST 23 | S$1,195,000 | 14 |
| 228A ANG MO KIO ST 23 | S$1,193,944 | 12 |
| 455B ANG MO KIO ST 44 | S$1,130,000 | 12 |
| 588B ANG MO KIO ST 52 | S$1,222,500 | 10 |
| 253 ANG MO KIO ST 21 | S$970,000 | 9 |
| 588C ANG MO KIO ST 52 | S$1,240,444 | 8 |
| 539 ANG MO KIO AVE 10 | S$750,800 | 7 |
| 588A ANG MO KIO ST 52 | S$1,250,000 | 7 |
Source: HDB resale transaction records. Medians shown for blocks with the most recent sales.
Frequently asked questions
How much does a 5-room HDB flat cost in Ang Mo Kio?
The median 5-room HDB resale price in Ang Mo Kio is S$938,000, based on 264 recent transactions. Prices range from S$600,000 to S$1,500,000 depending on floor level, remaining lease, flat model, and exact block.
Does floor level affect 5-room prices in Ang Mo Kio?
Yes. 5-Room flats on higher floors (28 TO 30) sell for a median of S$1,280,000, versus S$750,000 on lower floors (01 TO 03). That is a 71% premium for height.
Are newer 5-room flats in Ang Mo Kio more expensive?
Per square metre, 5-room flats from the 2020s trade at S$10,575 psm, compared with S$6,465 psm for 1970s stock, a 64% premium for the longer remaining lease.
Which blocks have the most 5-room resale activity in Ang Mo Kio?
Over the recent window, 228B ANG MO KIO ST 23 recorded the most 5-room resales (14), at a median of S$1,195,000. Block-level medians vary with floor, unit size, and lease.