Ang Mo Kio is one of Singapore's older HDB towns, with 52,140 flats under HDB's management as at 31 March 2025. Most of its blocks have leases from the late 1970s and early 1980s, alongside a smaller number of blocks with leases from 2000 onwards. Resale prices differ sharply between the two.
235 three-room, four-room and five-room flats were resold in Ang Mo Kio in Q2 2026: 110, 82 and 43. No executive flat was sold.
Ang Mo Kio
Data: Jan 2024 – Jun 2026 · Updated 2 Oct 2026
Median resale price by flat type, Ang Mo Kio
HDB's published quarterly medians
Median resale price of registered resale applications · $ · Q2 2021 – Q2 2026
4-room
3-room
The 3-room median rises steadily from $322,000 in Q2 2021 to about $440,000 in 2025, then eases to $425,000 in Q2 2026. The 4-room median rises from $438,000 to $638,000 over the same period but swings by tens of thousands of dollars from one quarter to the next.
5-room and executive flats are left out because HDB did not publish a median for them in every quarter.
Show the data as a table
Median resale price by flat type, Ang Mo Kio: data table
Category
4-room
3-room
Q2 2021
$438,000
$322,000
Q3 2021
$458,000
$330,000
Q4 2021
$480,000
$340,000
Q1 2022
$475,000
$350,000
Q2 2022
$515,000
$365,000
Q3 2022
$516,500
$365,500
Q4 2022
$555,000
$378,000
Q1 2023
$605,900
$380,000
Q2 2023
$520,000
$380,400
Q3 2023
$538,000
$385,000
Q4 2023
$594,000
$388,000
Q1 2024
$531,500
$399,000
Q2 2024
$612,900
$402,000
Q3 2024
$568,000
$410,000
Q4 2024
$590,000
$422,500
Q1 2025
$583,900
$442,500
Q2 2025
$603,900
$440,000
Q3 2025
$604,000
$430,000
Q4 2025
$600,000
$440,000
Q1 2026
$630,000
$441,800
Q2 2026
$638,000
$425,000
Ang Mo Kio resale price bands by flat type and flat age
Lowest, median and highest resale price in each group · $ · April to June 2026
Lowest to highest
Median
3-room, lease before 2000 · 105 sales$420,900
$355,000 to $520,000
3-room, lease from 2000 · 5 sales$700,000
$675,000 to $800,000
4-room, lease before 2000 · 44 sales$531,000
$438,000 to $670,000
4-room, lease from 2000 · 38 sales$985,500
$755,888 to $1,150,000
5-room, lease before 2000 · 20 sales$769,400
$600,000 to $1,030,000
5-room, lease from 2000 · 23 sales$1,165,000
$928,000 to $1,320,000
$250K$500K$750K$1M$1.25M$1.5M
The scale starts at $250,000, not zero, so the bands show position, not size.
For each flat type, flats with leases from 2000 onwards sold in a higher band than older flats. Newer 3-room flats, at $675,000 to $800,000, sold above every older 4-room flat. Newer 4-room flats, at a median of $985,500, sold above most older 5-room flats.
HDB records all three under the Executive flat type. Adjoined flats are two older flats joined into one.
HDB
From April to June 2026, 239 resale flats changed hands in Ang Mo Kio: 110 three-room, 82 four-room and 43 five-room flats, plus four of other types. No executive flat was sold in the quarter.
In every flat type, the price depended on when the lease began. Almost all 3-room sales were older flats, at $355,000 to $520,000. Older 4-room flats sold at a median of $531,000 and newer ones at about $985,500. Older 5-room flats sold at a median of about $769,400 and newer ones at $1,165,000.
HDB's published medians for the quarter were $425,000 for 3-room flats and $638,000 for 4-room flats. HDB did not publish a 5-room median; the 43 sales in its records have a median of $1,030,000. Of the 4-room and 5-room flats sold, 38 went for $1 million or more.
Executive flats are a small market here: 32 were resold in the 30 months to June 2026. Executive apartments sold at a median of $1,090,000.
HDB has launched four Build-To-Order projects in Ang Mo Kio since October 2024: Central Trio @ AMK (422 flats, October 2024), Oak Ville @ AMK (1,425 flats, October 2025), and Kebun Baru Breeze (579 flats) and Kebun Baru Ridge (485 flats), both in June 2026. That is 2,911 new flats. All four were offered as Plus flats, which carry a 10-year minimum occupation period, so they will not reach the resale market for well over a decade.
Under the Selective En bloc Redevelopment Scheme, HDB announced on 7 April 2022 that Blocks 562 to 565 Ang Mo Kio Avenue 3, with 606 flats, would be redeveloped. The replacement flats are at Ang Mo Kio Drive.
Two transport projects are under construction. The first phase of the Cross Island Line, which LTA expects to complete by 2030, adds an interchange at Ang Mo Kio station and a new station at Teck Ghee. The North-South Corridor tunnel between Lentor Avenue and the East Coast Parkway is expected to open in phases from 2031.
Schools and connectivity
Four MRT stations serve the area today: Ang Mo Kio and Yio Chu Kang on the North-South Line, and Mayflower and Lentor on the Thomson-East Coast Line. There are bus interchanges at Ang Mo Kio and Yio Chu Kang.
The town has seven primary schools: Anderson, Ang Mo Kio, CHIJ St Nicholas Girls' (primary section), Jing Shan, Mayflower, Teck Ghee and Townsville. Priority for Primary 1 places depends on the distance from home to school, so check the distance for the exact block on MOE's SchoolFinder before relying on it.
Nanyang Polytechnic and ITE College Central are also in the town.
Who may consider Ang Mo Kio
Buyers with a budget under $550,000
Why it may suit: Older 3-room flats sold for $355,000 to $520,000 in Q2 2026, and half of the older 4-room flats sold for $531,000 or less.
Trade-offs: These leases began in the late 1970s and early 1980s, so about 50 years remain. Check how the remaining lease affects your CPF usage and loan before you commit.
Buyers who want a newer flat without leaving the town
Why it may suit: Flats with leases from 2000 onwards are concentrated in a small number of blocks. In Q2 2026, 5 three-room, 38 four-room and 23 five-room flats of this age were sold.
Trade-offs: They cost far more than older flats of the same type: about $985,500 at the median for 4-room and $1,165,000 for 5-room.
Families who need the space of an executive flat
Why it may suit: Executive apartments, maisonettes and adjoined flats of 144 to 178 square metres come up for sale here.
Trade-offs: Only 32 were sold in 30 months, at $920,000 to $1,350,000. You may wait a long time for the right unit, and there are few recent sales to price against.
Households that rely on the MRT
Why it may suit: Four stations on two lines today, with the Cross Island Line expected by 2030.
Trade-offs: Walking distance to a station varies a lot from block to block. Walk the route before you make an offer.
Methodology
Transaction counts, price ranges and group medians are calculated from HDB's resale flat price records on data.gov.sg, using the town, flat type, flat model, month of registration and lease commencement date fields. The 3-room and 4-room town medians are HDB's own published quarterly figures. The 5-room median is calculated from the records because HDB did not publish one.
Each flat type is split at lease commencement year 2000. Storey, floor area and location within the town are not adjusted for. Executive flats use a longer period, January 2024 to June 2026, because none was sold in the quarter.
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.
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