Table of contents:
- About Ang Mo Kio
- About 616 Ang Mo Kio Avenue 4
- The record-breaking transaction
- Analytical insights
- Factors contributing to the high resale price
- Comparative analysis
- Conclusion
The recent sale of an Executive flat in Ang Mo Kio has set a significant milestone for the Singapore HDB resale market. The flat, situated at Block 616, Ang Mo Kio Ave 4, was sold for S$1,208,888, marking a new all-time high (ATH) for the Ang Mo Kio town.
This article delves into the details of this transaction with some analysis, insights, and comparative analysis.
About Ang Mo Kio
Ang Mo Kio is a well-established HDB neighbourhood located in the central-north region of Singapore. It is known for its rich history and well-developed infrastructure, making it a sought-after residential area. The location offers residents easy access to various amenities and facilities.
The town is conveniently connected by the MRT and a network of bus services, ensuring smooth connectivity to other parts of Singapore. Ang Mo Kio offers numerous shopping centres, hawker centres, and recreational parks, providing its residents with a well-rounded and convenient lifestyle.
Read this: Exploring Ang Mo Kio: top food spots and attractions in Singapore
The neighbourhood is known for its excellent educational institutions, making it a suitable choice for families. Well-known and conveniently located schools include Mayflower Primary School, CHIJ St Nicholas Girls’ School, Anderson Primary School, Jing Shan Primary School, Ang Mo Kio Secondary School, and Nanyang Polytechnic.
Ang Mo Kio has various healthcare facilities, such as the Ang Mo Kio Polyclinic and the nearby Mount Alvernia Hospital, which provide residents with access to medical care. The community is characterised by a strong community spirit, with multiple community centres and clubs organising a variety of activities and events aimed at fostering a sense of belonging among residents.
About 616 Ang Mo Kio Ave 4
The block is located in a well-connected part of the town, providing residents with convenient access to various amenities. It is within walking distance to MRT stations such as Mayflower MRT, which provide residents easy access to other areas of Singapore. The surrounding area features numerous shopping options, such as the Ang Mo Kio Hub and Mayflower Market and Food Centre, offering diverse retail and dining choices.
The block is close to various parks and recreational facilities, including Bishan-Ang Mo Kio Park and Lower Peirce Reservoir Park, providing residents with a balanced mix of urban amenities and natural surroundings.
Read this: Ang Mo Kio vs Bedok – Which is better?
The architectural design of Block 616 is representative of the HDB flats in Ang Mo Kio, known for their spacious layouts and practical designs. The block accommodates families of various sizes, with units like the recently sold Executive flat offering ample living space. The low-rise nature of this block, with flats ranging from the first to the third storey, adds to its appeal, offering a more intimate and community-focused living environment.
The proximity of Block 616 to prestigious schools and healthcare facilities increases its appeal, making it a desirable option for families seeking convenience and quality living in Ang Mo Kio.
The record-breaking transaction
On 1 July 2024, an Executive flat located at block 616, Ang Mo Kio Ave 4, was sold for S$1,208,888. This flat has an area of 1,679 sqft and is situated on a low floor (1 to 3 storeys). Hansen Ng (R055668A) from OrangeTee & Tie Pte. Ltd. facilitated the transaction. He provided insights into the factors contributing to the high selling price of the low-floor unit.
The preference for larger units when upgrading has significantly impacted the HDB resale market. Low-floor units, typically priced more reasonably than higher-floor units, are becoming more popular. Low-floor units can offer competitive returns if they have desirable features such as a greenery view, despite the common belief that higher-floor units are more desirable due to potential road noise or sun exposure.
Block 616, an Executive Maisonette approximately 28 years old, is conveniently located between three MRT stations, providing residents with excellent connectivity. Two bus stops are offering several bus routes to nearby MRT stations, enhancing the accessibility of the location. Additionally, Block 616 is near educational institutions, including Mayflower Primary School, approximately 500 meters away, and CHIJ St. Nicholas Girls’ School (Primary), about 700 meters away.
The property features a distinctive balcony in the Master Bedroom, offering a relaxing space. Additionally, as a corner-end unit, it provides privacy and a bonus recessed area.
The seller offered a flexible timeline, adding to the deal’s attractiveness. This property may be an appealing option for prospective buyers, particularly for families prioritizing space, convenience, and quality education. It demonstrates that lower-floor units in prime locations can be as valuable and desirable as higher-floor ones.
The table below shows the most recent transactions, with the ATH at the top:
| Date | Unit | Size (sqft) | Price (S$) | Price (S$, sqft) |
| 07/2024 | Floor 1-3 | 1,679 | 1,208,888 | 720 |
| 04/2024 | Floor 4-6 | 1,593 | 970,000 | 608 |
| 08/2023 | Floor 7-9 | 1,604 | 1,008,000 | 673 |
| 05/2022 | Floor 1-3, Unit 1025 | 1,593 | 918,000 | 576 |
| 10/2021 | Fllor 4-6, Unit 1027 | 1,604 | 955,000 | 595 |
| 07/2021 | Floor 1-3, Unit 1023 | 1,593 | 900,000 | 564 |
| 09/2020 | Floor 1-3, Unit 1031 | 1,593 | 750,000 | 470 |
| 06/2018 | Floor 4-6, Unit 1035 | 1,593 | 800,000 | 502 |
| 03/2017 | Floor 7-9, Unit 1035 | 1,604 | 820,000 | 511 |
| 05/2015 | Floor 4-6, Unit 1023 | 1,593 | 835,000 | 524 |
Next, we take a look at some insights:
Analytical insights
In this section, we’ll cover a few areas of analysis and comparisons, namely the overall and EXE HDB transactions of Ang Mo Kio and Block 616’s transactions themselves.
The average price of HDB flats in Ang Mo Kio has increased by 67.40%, reaching S$548,821 in 2024, excluding the ATH covered in this article. The data indicates a general upward trend in prices with some fluctuations, while transaction volumes have varied annually, peaking around 2010 and remaining relatively stable in subsequent years.
The average price of EXE flats increased by 88.64% to reach S$1,080,355 in 2024, indicating an upward price trend with noticeable market fluctuations. Transaction volumes have shown significant variation each year, with a peak in 2010 and a significant dip in 2024, where only five transactions were recorded.
The average price of flats in this block has increased by 87.19% to reach SGD 1,089,444 in 2024. Transaction volumes have fluctuated significantly, with certain years showing low or no activity. The consistent rise in average prices indicates a steady appreciation in value. The high average price in 2024, despite a low transaction volume of only two sales, suggests strong demand and a premium valuation for properties in this block, emphasising its desirability within the Ang Mo Kio estate.
Factors contributing to the high resale price
Several factors have contributed to the record-breaking price of this Executive flat in Ang Mo Kio:
- Prime location: Ang Mo Kio is renowned for its excellent amenities, including top schools, parks, and shopping centres. The town’s mature infrastructure and community make it a highly desirable place to live.
- Spacious living: Executive flats offer more space than other HDB flat types, making them attractive to families seeking larger living areas. The demand for spacious homes has increased, especially post-pandemic, as more people value comfortable living spaces.
- Connectivity: Ang Mo Kio boasts excellent public transport links, including MRT and bus services, enhancing its appeal to homebuyers who value convenience and accessibility.
Below, we compare Block 616 with its neighbours:
Comparative analysis
The recent transaction has set a record for Ang Mo Kio and is notable compared to other high-value transactions in the town. The national ATH of S$1,500,000 remains unchallenged, and the sale of this flat highlights the increasing trend of high-value transactions in mature estates like Ang Mo Kio.
As such, let’s take a look at a comparison of transactions between Block 616 and its neighbours (Blocks 617, 615, and 614):
The data illustrates an overall increasing trend in average prices for all blocks, with Block 616 consistently commanding higher prices, reaching a peak of SGD 1,080,000 in 2023. In comparison, Block 617 records the lowest average price at S$704,000 in the same year. Transaction volumes exhibit fluctuations across all blocks, with intermittent spikes indicating varying market activity.
The average prices for Block 616 appear to be higher, indicating that it may be more sought-after than the other blocks, possibly due to specific location advantages or flat characteristics. In contrast, the lower prices and stable trend of Block 617 suggest differing demand dynamics.
Conclusion
The recent sale of an Executive flat in Ang Mo Kio for S$1,208,888 is considered significant in Singapore’s HDB resale market. This sale underscores the desirability of mature estates and the increasing demand for larger residential properties. Such transactions offer valuable insights for buyers and sellers and influence the trajectory of property investments in Singapore.
Properties in Ang Mo Kio that might interest you
3
2
6
4
3
2
3
2
5
3
4
2
2
2
2
2
3
2
2
2
3
2
2
2
4
6
2
2
3
2
3
2
2
2
3
3
2
2
3
2
3
2
3
2
2
2
2
2
3
3
2
2
3
2
4
4
2
2
4
4
3
3
2
2
4
3
3
2
5
2
4
3
-1
2
1
1
1
3
3
2
2
3
2
-1
2
2
2
1
2
2
2
2
2
1
2
2
3
2
-1
-1
1
3
2
-1
1
2
2
-1
-1
1
5
3
-1
1
4
2
3
2
-1
2
2
2
2
1
-1
2
2
-1
1
3
2
3
2
-1
Disclaimer: This information is intended solely for general informational purposes. 99.co makes no claims or guarantees regarding the information’s accuracy, completeness, or suitability, including, but not limited to, any assertion or assurance regarding its appropriateness for any specific purpose, to the maximum extent allowed by law. Despite all efforts to ensure that the information presented in this article is current, reliable, and comprehensive at the time of publication, it should not be used as the sole basis for making financial, investment, real estate, or legal decisions. Furthermore, this information is not a replacement for professional advice tailored to your unique personal circumstances, and we disclaim any responsibility for decisions made using this information.
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.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
Join our social media communities!
Facebook | Instagram | TikTok | Telegram | YouTube | Twitter
Leave a comment