In the three months from April to June 2026, 82 four-room flats were resold in Ang Mo Kio. Sorting them by the year the lease began splits them into two groups with no overlap in price.
The 44 flats with leases from before 2000 sold for between $438,000 and $670,000. Their leases began between 1976 and 1993. The 38 flats with leases from 2000 onwards sold for between $755,888 and $1,150,000, and 15 of them sold for $1 million or more. Nothing sold between $670,000 and $755,888.
HDB's published median for the quarter, $638,000, is the middle sale when all 82 are lined up by price. Only five sales were within 5% of it.
Published median resale price, 4-room flats, Ang Mo Kio
HDB's median resale price of registered resale applications, 4-room flats · $ · Q2 2021 – Q2 2026
The median rises from $438,000 in Q2 2021 to $638,000 in Q2 2026, but not smoothly. It jumps to $605,900 in Q1 2023, drops to $520,000 the next quarter, and moves between $531,500 and $612,900 through 2024.
Source: Median resale prices by town and flat type (Housing & Development Board, via data.gov.sg), Q2 2021 – Q2 2026. Extracted 2 Oct 2026.
Show the data as a table
| Category | 4-room median |
|---|---|
| Q2 2021 | $438,000 |
| Q3 2021 | $458,000 |
| Q4 2021 | $480,000 |
| Q1 2022 | $475,000 |
| Q2 2022 | $515,000 |
| Q3 2022 | $516,500 |
| Q4 2022 | $555,000 |
| Q1 2023 | $605,900 |
| Q2 2023 | $520,000 |
| Q3 2023 | $538,000 |
| Q4 2023 | $594,000 |
| Q1 2024 | $531,500 |
| Q2 2024 | $612,900 |
| Q3 2024 | $568,000 |
| Q4 2024 | $590,000 |
| Q1 2025 | $583,900 |
| Q2 2025 | $603,900 |
| Q3 2025 | $604,000 |
| Q4 2025 | $600,000 |
| Q1 2026 | $630,000 |
| Q2 2026 | $638,000 |
The published median has moved unevenly. It was $605,900 in the first quarter of 2023 and $520,000 in the next. It was $531,500 in the first quarter of 2024 and $612,900 in the second.
The 2024 jump can be checked against the transactions. Between those two quarters the published median rose 15.3%. Over the same period the median for the older group rose 2.9%, from $520,000 to $535,000, and the median for the newer group fell 4.5%, from $898,000 to $858,000. What changed was the mix: newer flats were 16 of 74 sales in the first quarter and 35 of 80 in the second.
| Quarter | Older flats sold | Older median | Newer flats sold | Newer median | Published median |
|---|---|---|---|---|---|
| Q1 2024 | 58 | $520,000 | 16 | $898,000 | $531,500 |
| Q2 2024 | 45 | $535,000 | 35 | $858,000 | $612,900 |
| Q2 2026 | 44 | $531,000 | 38 | $985,500 | $638,000 |
Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Jan–Jun 2024 and Apr–Jun 2026. Extracted 2 Oct 2026.
Older flats have leases that began before 2000; newer flats have leases from 2000 onwards. The published median is HDB's own figure for all 4-room sales in the quarter.
By the second quarter of 2026 newer flats made up 38 of the 82 sales. Twenty of those were on Ang Mo Kio Street 23, in blocks with leases that began in 2021. Flats from these blocks first appear in the resale records in December 2025.
The same split shows up in 3-room and 5-room flats. The Ang Mo Kio resale report by flat type has the figures for every flat type.