HDB resale prices in Ang Mo Kio
866 HDB flats changed hands in Ang Mo Kio from Oct 2025 to Sep 2026, about 4% of all resale transactions in Singapore. The median price across all flat types was S$512,400, S$117,600 below the national median of S$630,000.
Data to Sep 2026 · Updated 2026-10-17 · By Michelle Lee Ling Ching, CEA R009798I
Town-wide medians mix different flat types. Start with your own flat type below; these historical prices are comparison evidence, not a valuation of your home.
Median price by flat type
2-room
Oct 2025 to Sep 2026 · 23 transactions
- Median price
- S$330,000
- 10th–90th percentile range
- S$285,000–S$360,000
- Median per square metre
- S$7,444
3-room
Oct 2025 to Sep 2026 · 421 transactions
- Median price
- S$430,888
- 10th–90th percentile range
- S$387,500–S$500,000
- Median per square metre
- S$6,044
4-room
Oct 2025 to Sep 2026 · 280 transactions
- Median price
- S$615,000
- 10th–90th percentile range
- S$513,000–S$1,050,000
- Median per square metre
- S$6,482
5-room
Oct 2025 to Sep 2026 · 135 transactions
- Median price
- S$995,000
- 10th–90th percentile range
- S$732,000–S$1,277,000
- Median per square metre
- S$8,436
Executive
Oct 2025 to Sep 2026 · 7 transactions
Small sample: fewer than 20 sales. Use with care.
- Median price
- S$1,201,888
- 10th–90th percentile range
- S$1,045,000–S$1,350,000
- Median per square metre
- S$7,584
The 10th–90th percentile range represents approximately the middle 80% of recorded prices. Small samples can change sharply with a few sales. Read the methodology.
These are town-wide medians. For the sales in and around your own block, use the free price check below.
Local seller analysis
Selling a 3-room flat in Ang Mo Kio
3-room flats make up 49% of the 866 resale transactions in Ang Mo Kio in this dataset, with a median of S$430,888. 4-room flats are next, at 32% and a median of S$615,000. No single type dominates, so compare only against flats of your own type.
The middle 80% of 3-room prices runs from S$387,500 to S$500,000, a spread of 26% of the median. That is narrow by HDB standards, so a price well away from the median needs a clear reason a buyer can see.
The 3-room median eased 6%, from S$440,000 in Oct–Dec 2025 to S$415,000 in Jul–Sep 2026; quarters mix different flats, so read this as direction, not a measured change in value. Flats on storey 13 and above sold at a median S$263,056 above those on storeys 1-6. Some of that can come from newer blocks being taller, not from height alone. By remaining lease, flats with 80 years or more left sold at a median of S$710,000, against S$430,000 for flats with under 60 years left.
Did 3-room prices in Ang Mo Kio fall this year?
The quarterly medians fell about 6%, but each quarter is a different set of flats. It is not a forecast. Weigh the latest sales near you more than the town's first quarter.
Prepare your comparison before listing
- Pull the last six to twelve months of sales in your block and the next few blocks.
- Compare against sales on a similar storey band, not the town's top floors.
- Run the sale proceeds calculator at a cautious price as well as your asking price.
Analysis added 12 October 2026, using the Oct 2025 to Sep 2026 dataset above. These are comparisons of historical groups, not a price forecast. View the HDB source dataset.
Estimate what you could keep from your saleWhat the numbers say about Ang Mo Kio
The 3-room flat is the most traded type in Ang Mo Kio, with 421 sales and a median of S$430,888. Its 10th–90th percentile range is S$387,500 to S$500,000. Floor level, remaining lease, location and condition may influence prices, but this aggregation does not isolate their effects or record renovation quality.
The typical flat sold here began its lease around 1980, so it is roughly 46 years old. Buyers and their banks look closely at remaining lease, and a flat that cannot cover the youngest buyer to age 95 limits how much CPF can be used, which narrows the pool of buyers for older blocks.
Before setting an asking price in Ang Mo Kio
- Find your flat type above and check the number of transactions. A small sample deserves more caution than a busy market.
- Compare recent sales in your block and nearby blocks, including floor area, storey and remaining lease. Town averages cannot isolate these differences.
- Read how COV and HDB valuation work before treating an asking price as an achievable sale price.
- Estimate your seller costs and cash proceeds at more than one sale price, then plan your resale timeline around your next home.
Seller checklist updated 21 September 2026. The transaction data period is shown separately above.
Selling in Ang Mo Kio: what the agent fee looks like
On the median 3-room flat in Ang Mo Kio, an illustrative 2% commission with GST comes to S$9,393.36. The Fairnest seller package is a fixed S$2,178.91 incl. GST, whatever the flat sells for, and it is payable only when the sale completes. That is an illustrative difference of S$7,214.45. Agency fees are negotiable and are not fixed by CEA.
Get nearby sale pricesTowns at a similar price level
These medians combine all flat types. Different type mixes and small samples can make town comparisons misleading.
Observation period: Oct 2025 to Sep 2026. These are historical transactions, not a valuation of any flat. Medians and percentiles are calculated separately for each flat type in each town. Contains information from HDB resale flat prices (registration date), data.gov.sg, accessed on 2026-10-17, made available under the terms of the Singapore Open Data Licence. Flat types with fewer than five transactions are left out; fewer than 20 are flagged as small samples.
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