Ang Mo Kio HDB Resale Prices: Town Centre, Mayflower and Yio Chu Kang

What drives Ang Mo Kio resale prices

Ang Mo Kio prices depend mostly on block age and which MRT line you are near. The town was built between 1973 and 1980, so many of its flats have well under 60 years of lease left and trade as affordable three-rooms, while a handful of newer blocks near Mayflower and the town centre sell for over S$1 million. The four-room median over the last 12 months was S$615,000.

Ang Mo Kio was the HDB’s seventh new town. Plans were announced in August 1973 and the town was fully built by 1980. That age shows in the mix of sales: three-rooms were the most traded type, with 421 of the town’s 866 resales at a median of S$430,888, or S$562 psf.

The North South Line runs through the town centre, where AMK Hub connects straight to the bus interchange. The Thomson-East Coast Line added Mayflower in August 2021 and serves the western side towards Lentor. The Cross Island Line, now due in 2030, will add an Ang Mo Kio station and a new Teck Ghee station under Ang Mo Kio Avenue 6, giving those blocks a direct line east to Hougang, Tampines North and Pasir Ris.

Where Ang Mo Kio flats fetch the most

Newer blocks near Mayflower and the large flats on the Yio Chu Kang side lead. In April 2026 EdgeProp reported a four-room on the 25th to 27th floors of 227A Ang Mo Kio Street 23 selling for S$1.15 million, a town record of S$1,148 psf. The block is part of a newer cluster completed around 2020, within walking distance of Mayflower MRT and near the future Teck Ghee station. The highest four-room price in the data.gov.sg records for the last 12 months was S$1,168,888.

Executive and jumbo flats on Ang Mo Kio Avenue 5 and Avenue 3 set the town’s top prices. In March 2026 a 1,915 sq ft jumbo executive at Block 605 Ang Mo Kio Avenue 5, in Yio Chu Kang Green, sold for S$1.35 million. The previous record was S$1.32 million at Block 422 Ang Mo Kio Avenue 3, in Chong Boon View. Stacked Homes put these prices down to the rare size, views over the low-rise landed estates on either side, and Anderson Primary, CHIJ St Nicholas Girls’ School and Mayflower Primary within 1 km.

Five-room flats show how far the newer stock has pulled ahead: their median was S$995,000, and 66 of the 135 five-room resales cleared S$1 million.

What Ang Mo Kio sellers should know now

If your flat is in an original 1970s block, the remaining lease is what buyers and their banks look at first. Price against sales in your block and blocks of the same age, and expect a smaller pool of buyers able to use their full CPF if the lease is short.

New supply is modest. Ang Mo Kio Court, with 590 units, is one of the 2020 completions Stacked Homes listed among flats reaching MOP, so the town is not facing the large wave that Tampines or Punggol are.

The market overall has cooled. HDB’s flash estimate put resale prices down 0.2% in the third quarter of 2026, the third quarterly fall in a row, while transactions rose 17.7%. Buyers are out in numbers but are negotiating, so a realistic asking price based on recent comparables sells faster.

To see what flats in your block have sold for, check your block. If you are selling to buy a condo or a bigger flat, our sell and upgrade calculator works out your cash proceeds and CPF refund. For neighbouring towns, see Toa Payoh and Sengkang.

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