The flat is old, and its renovation was very dated and needed a complete overhaul. There were also hardly any transactions to price against: before this sale, HDB's records show four 4-room resales in the block since January 2017, and only two of them were flats of this size.
Case study
627 Ang Mo Kio Avenue 9: selling an older flat on its size, not its condition
An older 4-room flat with a dated interior and very few comparable sales. What it had was 112 square metres and four bedrooms, which is unusual for a 4-room flat on this street.
- Published
- 5 Oct 2026
- Reading time
- 2 min
- Property
- 4-room HDB flat, 112 sq m, Ang Mo Kio Avenue 9
Filed underAng Mo KioHDB resale
Key takeaways
- The flat was older, its renovation was dated, and the block had only four earlier 4-room resales on record since 2017.
- The campaign went to 3-room flat owners in the Ang Mo Kio area who might want 1,206 sq ft and four bedrooms.
- On this street, only Block 627 had 4-room resales larger than 100 sq m since 2017.
- It sold to an upgrading family who needed the space, at the highest price and price per square foot recorded for a 4-room flat in the block since 2017.
- The sellers were able to collect the keys to their new flat, in time to celebrate Christmas.
The property
A 4-room Model A flat of 112 sq m (1,206 sq ft) with four bedrooms, at Block 627 Ang Mo Kio Avenue 9, near Yio Chu Kang MRT. HDB's records show the lease began in 1993. I acted for the sellers.
What the client wanted
To sell before they collected the keys to their new BTO flat.
The challenge
James's view
My assessment
The issue I saw was that this flat would lose a comparison on age and condition. What it offered instead was space: 1,206 sq ft and a fourth bedroom. My view was that the campaign should be about those two things, for the buyers who needed them.
Evidence
What the records show
HDB's resale records support the scarcity. Of the 30 4-room flats resold on Ang Mo Kio Avenue 9 from January 2017 to September 2026, only the five in Block 627 were larger than 100 sq m. The other 25 were flats of 92 or 100 sq m, in blocks with leases from 1980.
The strategy
I sold the flat to the needs of the buyer. The buyers I wanted were households looking for space: 1,206 sq ft and four bedrooms, where a typical 4-room flat of that age has about 1,000 sq ft and three. I did not make the campaign a defence of the flat's age or its renovation.
How it was carried out
The campaign went to households living in 3-room flats in the Ang Mo Kio area: owners who might be looking for more space.
The result
The flat was sold to an upgrader, a family who needed the space and the four bedrooms. In HDB's records it is the highest price, and the highest price per square foot, for a 4-room flat in the block since January 2017.
The timing worked for the sellers. They were able to collect the keys to their new flat, in time to celebrate Christmas.
James's view
Why I think it worked
The campaign did not ask buyers to overlook the age or the renovation. It asked a narrower group of buyers to look at what they needed and could not easily find in the smaller flats around it.
What others can take from this
- Lead with the attribute that is scarce. Here it was floor area and a fourth bedroom.
- An older flat with a dated interior can still sell well to the buyer who needs what it has.
- When comparable sales are few, check that each one is truly comparable. The nearest recent sale may be a different size.
- If you have a key-collection date, plan the sale backwards from it.
The sold home
SoldHDBCase study available
627 Ang Mo Kio Avenue 9: 4-room flat with four bedrooms sold
Ang Mo Kio · 4-room flat · 112 sq m
A high-floor 4-room Model A flat of 112 sq m with four bedrooms at Block 627 Ang Mo Kio Avenue 9, near Yio Chu Kang MRT, has been sold.
- Seller's 3X Advantage™
View sold story
Every property and owner is different. This outcome depended on the conditions described and should not be read as a guaranteed result for another sale or purchase. Details are anonymised unless the client gave written consent.
Limitations
The record is for the block. Two smaller flats elsewhere on the street, of 92 sq m with leases from 1980, were resold at a higher price per square foot. HDB's records give a storey range and floor area but not a flat's condition or renovation, and they start in January 2017.
Methodology
Every 4-room resale on Ang Mo Kio Avenue 9 in HDB's resale flat price records, by month of registration, January 2017 to September 2026 (30 sales). Price per square foot is the resale price divided by the floor area, converted at 10.764 sq ft to the square metre.
Sources
- 1.Resale flat prices
Housing & Development Board, via data.gov.sg · Period: Jan 2017 – Sep 2026 · Extracted 5 Oct 2026
4-room resales on Ang Mo Kio Avenue 9: 30 records, five of them in Block 627.
General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
Related analysis
HDB
Why Ang Mo Kio's $638,000 4-room median can mislead buyers and sellers
82 four-room resale flats were sold in Ang Mo Kio in Q2 2026: 44 with leases from before 2000 and 38 with leases from 2000 onwards.
- Ang Mo Kio
Data: Apr 2021 – Jun 2026Updated 2 Oct 2026
Guide
Sell your HDB flat first, or buy the next home first?
Sell first: for ABSD, your flat counts as sold once the Option to Purchase for its sale has been exercised, so you can commit to the next home before the sale completes. You may need interim housing or an extension of stay.
Updated 3 Oct 2026
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