Ang Mo Kio 2-room HDB resale prices

How Ang Mo Kio compares

Of the 13 towns with at least 20 2-room resales in this period, Ang Mo Kio had the 5th lowest median 2-room price. Town medians mix blocks of different ages and locations, so a comparison between towns is a starting point, not a price for your flat.

2-room flats made up 3% of Ang Mo Kio's 866 resales in this period. Their S$330,000 median sits 36% below the town's all-type median of S$512,400, and 9% below the typical 2-room median across towns with a page for this flat type (S$362,500). Nationally, 24,657 flats of all types changed hands, with a median of S$630,000.

Which 2-room flats sell in Ang Mo Kio

Almost every 2-room flat sold here was HDB's Improved model: 22 sales, or 96% of the recorded total, at a median of S$327,500. With one model dominating, differences between sales come down more to storey, lease and condition than to layout.

Prices by quarter

Some quarters have too few sales to read a trend from, so treat the movement below with caution.

Sales were busiest in Sep 2026 (5 registered) and quietest in Jun 2026 (1). The last three months of the period recorded 11 sales against 5 in the first three (+120%). Registration month lags the agreed sale by a few weeks, so these counts describe when deals completed, not when they were struck.

Prices by floor level

Floor level usually matters to buyers, but some bands below have too few sales to compare.

Prices by remaining lease

Remaining lease affects how much CPF and bank loan a buyer can use, which shapes how many buyers can afford an older flat. HDB records the lease left at the time of each sale.

The largest lease group for Ang Mo Kio 2-room resales was under 60 years left: 22 sales, or about 96% of this flat type’s recorded transactions, with a median of S$327,500. If your flat has a different remaining lease, start with its own band instead of applying the town-wide median.

When Ang Mo Kio's 2-room blocks were built

The leases on these flats began between the 1970s and the 1980s. Blocks from the 1970s supplied 52% of sales at a median of S$301,500 and the 1980s blocks (10 sales) S$349,500. A buyer's CPF and loan limits depend on the lease left, so the decade your block was built shapes who can afford it.

Using this range for your own flat

The middle 80% of Ang Mo Kio 2-room sales sat between S$285,000 and S$360,000, a spread of S$75,000. These are the 10th and 90th percentiles, not the lowest and highest sale prices. The typical floor area in this sample was 44 square metres. Compare that with your layout and size before treating a neighbouring sale as a match.

Selling a 2-room flat in Ang Mo Kio: the agent fee

On the median 2-room price of S$330,000, an illustrative 2% commission with GST comes to S$7,194.00. The Fairnest seller package is a fixed S$2,178.91 incl. GST, payable only when the sale completes. That is an illustrative difference of S$5,015.09. Agency fees are negotiable and are not fixed by CEA.

Same flat type, similar price

• Bedok 2-roomS$325,000
• Jurong West 2-roomS$360,000
• Yishun 2-roomS$362,500
• Bukit Merah 2-roomS$290,000

Other flat types in Ang Mo Kio

• 3-room · S$430,888
• 4-room · S$615,000
• 5-room · S$995,000
• All of Ang Mo Kio

Observation period: Oct 2025 to Sep 2026. These are historical sales, not a valuation of any flat. Floor bands use the lowest storey in HDB's recorded range; lease bands use the remaining lease recorded at sale; quarters use the registration month. 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.