How floor level changes the price
5-Room units on higher floors (28 TO 30) trade at a median of S$1,270,000, while lower floors (01 TO 03) sit at S$750,000. That is a 69% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$750,000 | 23 |
| 04 TO 06 | S$849,444 | 56 |
| 07 TO 09 | S$931,944 | 46 |
| 10 TO 12 | S$944,000 | 36 |
| 13 TO 15 | S$859,000 | 22 |
| 16 TO 18 | S$1,034,400 | 22 |
| 19 TO 21 | S$905,000 | 25 |
| 22 TO 24 | S$1,030,888 | 20 |
| 25 TO 27 | S$1,047,500 | 14 |
| 28 TO 30 | S$1,270,000 | 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$10,323 psm, against S$6,434 psm for 1970s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1970s | S$6,434 psm | 46 |
| 1980s | S$6,292 psm | 78 |
| 1990s | S$7,023 psm | 32 |
| 2000s | S$9,172 psm | 41 |
| 2010s | S$10,354 psm | 57 |
| 2020s | S$10,323 psm | 20 |
Prices by flat model
Most 5-room resales in Ang Mo Kio are Improved flats (196 sales, median S$866,500). DBSS units command the top of the range at S$1,190,888.
| Model | Median price | Sales |
|---|---|---|
| Improved | S$866,500 | 196 |
| DBSS | S$1,190,888 | 29 |
| Model A | S$948,888 | 25 |
| Standard | S$767,500 | 19 |
| Adjoined flat | S$930,000 | 5 |
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 |
|---|---|---|
| 455B ANG MO KIO ST 44 | S$1,105,000 | 14 |
| 228A ANG MO KIO ST 23 | S$1,193,944 | 10 |
| 588B ANG MO KIO ST 52 | S$1,207,500 | 10 |
| 228B ANG MO KIO ST 23 | S$1,162,944 | 10 |
| 253 ANG MO KIO ST 21 | S$977,500 | 8 |
| 588A ANG MO KIO ST 52 | S$1,219,000 | 8 |
| 309A ANG MO KIO ST 31 | S$1,100,000 | 7 |
| 306 ANG MO KIO AVE 1 | S$750,000 | 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$929,000, based on 274 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$1,270,000, versus S$750,000 on lower floors (01 TO 03). That is a 69% 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$10,323 psm, compared with S$6,434 psm for 1970s stock, a 60% premium for the longer remaining lease.
Which blocks have the most 5-room resale activity in Ang Mo Kio?
Over the recent window, 455B ANG MO KIO ST 44 recorded the most 5-room resales (14), at a median of S$1,105,000. Block-level medians vary with floor, unit size, and lease.