In a recent transaction, an executive (EXE) flat in Ang Mo Kio was resold for S$1,320,000, setting a new record for the town. This transaction highlights the increasing value of properties in this mature estate. This article examines the sale details, the property’s location, and the market trends affecting high-value transactions.
Table of contents:
- About the EXE flat transaction
- Location and amenities
- Transactions in Block 422 Ang Mo Kio
- Conclusion
About the EXE flat transaction
An executive flat located at Block 422, Ang Mo Kio Ave 3, achieved a new record high price for the town. This property, occupying the 13th-to-15th floors and covering an area of 1,873 sqft, was sold for S$1,320,000 on 1 August 2024.
Executive flats are known for their spacious layouts and are generally sought after. High-floor units are generally considered more desirable due to their panoramic views and reduced noise levels, which could have contributed to the high resale value.
While this price does not surpass the national record of S$1,588,000, it represents a peak within the town. This transaction reflects the premium on large, well-located properties in mature estates.
Read this: At S$1.588M, this 5R HDB in Bukit Merah is Singapore’s most expensive resale flat.
Location and amenities
Nearby public transportation
Ang Mo Kio has strong public transportation connectivity, making it convenient for residents. The Ang Mo Kio MRT station (NS16), a major hub on the North-South Line, is only a 6-minute walk from Block 422. In addition, the area is served by several bus stops and the Ang Mo Kio Bus Interchange, offering extensive connectivity to other parts of Singapore.
Fun fact: The Ang Mo Kio MRT station will turn into an interchange station along the Cross Island Line in 2030!
Shopping malls and hawker centres
Residents of Block 422 have convenient access to various shopping and dining options. The AMK Hub is a lively shopping mall with diverse retail stores, dining options, and entertainment facilities. Nearby, the Ang Mo Kio Market & Food Centre and Chong Boon Market & Food Centre are popular choices for those interested in local cuisine, offering a variety of hawker delights.
Reputable schools
Ang Mo Kio is home to several well-regarded educational institutions, making it an appealing location for families. Primary schools like Ang Mo Kio Primary School and Jing Shan Primary School, as well as secondary schools such as Anderson Secondary School and Ang Mo Kio Secondary School, are located nearby. For higher education, Nanyang Polytechnic and Anderson Serangoon Junior College are also nearby, establishing a comprehensive education network for residents.
Price and volume comparisons
Comparison of recent transactions in Block 422 Ang Mo Kio Ave 3
The most recent transactions at 422 Ang Mo Kio Avenue 3 showcase various HDB resale activities. The notable sale is an executive flat on the 13th to 15th floors, which sold for S$1.32 million (the one this article is about). This 1,873 sqft unit was sold at S$704 per square foot (psf), reflecting the value placed on larger, higher-floor units with spacious living areas. The price illustrates the premium buyers will pay for executive flats, which provide more space, better views, and amenities.
| Date | Unit | Size (sqft) | Price | Price (psf) | Beds | Type |
|---|---|---|---|---|---|---|
| 08/2024 | Floor 13-15 | 1,873 | S$1.32 M | S$704.0 | Executive (Adjoined Flat) | HDB (Executive) |
| 07/2024 | Floor 1-3 | 786 | S$435,000 | S$553.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 03/2024 | Floor 4-6 | 786 | S$425,000 | S$540.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 12/2023 | Floor 7-9 | 786 | S$422,000 | S$536.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 10/2023 | Floor 1-3 | 786 | S$420,000 | S$534.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
The 3-room (new generation) flats in the same block have exhibited a range of resale prices, varying based on their floor levels. The transactions highlight consistent demand for smaller units, with slight price variations reflecting the influence of floor height on buyer preferences and perceived value. Overall, these data points underline the robust activity in the resale market for different HDB flat types within this well-established neighbourhood.
Price trends in Ang Mo Kio
| Date | Address | Unit | Size (sqft) | Price | Price (psf) | Beds | Type |
|---|---|---|---|---|---|---|---|
| 08/2024 | 513 Ang Mo Kio Avenue 8 | Floor 1-3 | 721 | S$432,000 | S$599.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 08/2024 | 422 Ang Mo Kio Avenue 3 | Floor 13-15 | 1,873 | S$1.32 M | S$704.0 | Executive (Adjoined Flat) | HDB (Executive) |
| 08/2024 | 128 Ang Mo Kio Avenue 3 | Floor 4-6 | 721 | S$400,000 | S$554.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 08/2024 | 603 Ang Mo Kio Avenue 5 | Floor 7-9 | 721 | S$380,000 | S$527.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
| 08/2024 | 220 Ang Mo Kio Avenue 1 | Floor 4-6 | 721 | S$388,000 | S$538.0 | 3-Room (New Generation) | HDB (Hdb 3R) |
There were variations in prices of 3-room flats in different blocks, indicating diverse demand. For example, a 3-room flat at Block 513 Ang Mo Kio Avenue 8 sold for S$432,000 or S$599 psf, showing a relatively higher price. Other 3-room flats in different blocks and floor levels were sold at varying prices: Block 128 Ang Mo Kio Avenue 3 at S$400,000 (S$554 psf), Block 603 Ang Mo Kio Avenue 5 at S$380,000 (S$527 psf), and Block 220 Ang Mo Kio Avenue 1 at S$388,000 (S$538 psf). These sales highlight the influence of location, floor height, and property age on resale prices within the same area.
Read this: Close to beating the national ATH, Natura Loft’s 275A unit sold for S$1.538m
The price of HDB flats in Ang Mo Kio varies based on size, floor height, and type. The larger executive (adjoined) flat at Block 422 Ang Mo Kio Avenue 3 sold for S$1.32 million, or S$704 per square foot, because of its size (1,873 sqft) and higher floor range (13th to 15th floors). In contrast, smaller 3-room (new generation) flats in different blocks and floor levels sold for prices ranging from S$380,000 to S$432,000, with prices per square foot between S$527 to S$599.
The comparison shows that larger, higher-floor units command significantly higher prices, emphasising the premium for additional space and better views. Even among smaller 3-room flats, factors like floor height and specific location within the estate can lead to notable variations in price per square foot. These insights demonstrate a nuanced understanding of the Ang Mo Kio property market, where macro and micro factors are crucial in determining property values.
Conclusion
The recent resale transaction in Ang Mo Kio has drawn attention to the town’s appeal and the value placed on well-located, spacious flats. This sale has set a new benchmark for the estate and offers insights into broader market trends in Singapore’s property sector. As property values continue to rise, similar transactions are expected to become more prevalent, influencing the landscape of the HDB resale market.
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Properties in Ang Mo Kio
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About Azhann Rosmin
Azhann Rosmin is a writer who has 6 years of professional forte. He specialises in writing about real estate and lifestyle topics. His coverage mostly focuses on HDBs, condos, BTOs, and landed houses while also favouring topics of food, nightlife, and technology. He has worked in multiple writing positions that include cryptocurrency, fintech, e-commerce, fashion, and cosmetics. Azhann graduated with a bachelor's degree in Applied Linguistics and also writes poetry.
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