{"id":58627,"date":"2022-08-31T15:26:19","date_gmt":"2022-08-31T07:26:19","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=58627"},"modified":"2022-10-14T17:19:20","modified_gmt":"2022-10-14T09:19:20","slug":"5-room-bto-prices-resale-ang-mo-kio","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/5-room-bto-prices-resale-ang-mo-kio\/","title":{"rendered":"A brief history of 5-room BTO flat prices in Ang Mo Kio and their resale values"},"content":{"rendered":"
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With HDB’s August 2022 BTO exercise<\/a> in full swing, you may be looking at its 5-room offerings, such as the ones in Ang Mo Kio, Choa Chu Kang and Tampines.<\/p>\n

Among them, the indicated price range for Ang Mo Kio’s 5-room BTO flats stands out.<\/p>\n

Rightly so, because at a jaw-dropping S$720k-S$877k, Ang Mo Kio Central Weave’s 5-room BTO flats are one of the more expensive units in this exercise.<\/p>\n

Not only is it at the highest range band for BTO 5-room flats, it also has one of the widest spreads (S$157k) we’ve seen so far – at least when we compare it with all other 5-room BTO flats offered over the past 2 years (7 exercises):<\/p>\n\n\n\n\n\n\n\n\n\n<\/colgroup>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
BTO Exercise<\/strong><\/td>\nNeighbourhood<\/strong><\/td>\nEstate Type<\/strong><\/td>\nProject<\/strong><\/td>\nNumber of 5-room units<\/strong><\/td>\nLowest indicated price in SGD (excl. grants)<\/strong><\/td>\nHighest indicated price in SGD (excl. grants)<\/strong><\/td>\nRange spread<\/strong><\/td>\n<\/tr>\n
August 2022<\/td>\nAng Mo Kio<\/td>\nMature<\/td>\nCentral Weave @ AMK<\/a><\/td>\n333<\/td>\n720000<\/td>\n877000<\/td>\n157000<\/td>\n<\/tr>\n
August 2022<\/td>\nChoa Chu Kang<\/td>\nNon-mature<\/td>\nKeat Hong Grange<\/a><\/td>\n323<\/td>\n390000<\/td>\n508000<\/td>\n118000<\/td>\n<\/tr>\n
August 2022<\/td>\nTampines<\/td>\nMature<\/td>\nSun Plaza Spring<\/a><\/td>\n117<\/td>\n520000<\/td>\n590000<\/td>\n70000<\/td>\n<\/tr>\n
May 2022<\/td>\nYishun<\/td>\nNon-mature<\/td>\nYishun Beacon<\/a><\/td>\n166<\/td>\n485000<\/td>\n595000<\/td>\n110000<\/td>\n<\/tr>\n
May 2022<\/td>\nJurong West<\/td>\nNon-mature<\/td>\nLakeside View<\/a><\/td>\n214<\/td>\n412000<\/td>\n526000<\/td>\n114000<\/td>\n<\/tr>\n
February 2022<\/td>\nTengah<\/td>\nNon-mature<\/td>\nParc Flora<\/a><\/td>\n181<\/td>\n428000<\/td>\n525000<\/td>\n97000<\/td>\n<\/tr>\n
February 2022<\/td>\nTengah<\/td>\nNon-mature<\/td>\nPlantation Creek<\/a><\/td>\n336<\/td>\n420000<\/td>\n506000<\/td>\n86000<\/td>\n<\/tr>\n
February 2022<\/td>\nYishun<\/td>\nNon-mature<\/td>\nGrove Spring<\/a><\/td>\n336<\/td>\n385000<\/td>\n485000<\/td>\n100000<\/td>\n<\/tr>\n
February 2022<\/td>\nYishun<\/td>\nNon-mature<\/td>\nYishun Boardwalk<\/a><\/td>\n277<\/td>\n410000<\/td>\n490000<\/td>\n80000<\/td>\n<\/tr>\n
November 2021<\/td>\nHougang<\/td>\nNon-mature<\/td>\nHougang Olive<\/a><\/td>\n184<\/td>\n416000<\/td>\n488000<\/td>\n72000<\/td>\n<\/tr>\n
November 2021<\/td>\nHougang<\/td>\nNon-mature<\/td>\nTanjong Tree Residences<\/a><\/td>\n128<\/td>\n419000<\/td>\n495000<\/td>\n76000<\/td>\n<\/tr>\n
November 2021<\/td>\nTengah<\/td>\nNon-mature<\/td>\nParc Clover<\/a><\/td>\n345<\/td>\n428000<\/td>\n500000<\/td>\n72000<\/td>\n<\/tr>\n
November 2021<\/td>\nTengah<\/td>\nNon-mature<\/td>\nParc Glen<\/a><\/td>\n308<\/td>\n436000<\/td>\n519000<\/td>\n83000<\/td>\n<\/tr>\n
August 2021<\/td>\nHougang<\/td>\nNon-mature<\/td>\nHougang Citrine<\/a><\/td>\n102<\/td>\n392000<\/td>\n482000<\/td>\n90000<\/td>\n<\/tr>\n
August 2021<\/td>\nTampines<\/td>\nMature<\/td>\nTampines GreenJade<\/a><\/td>\n244<\/td>\n475000<\/td>\n564000<\/td>\n89000<\/td>\n<\/tr>\n
August 2021<\/td>\nTampines<\/td>\nMature<\/td>\nTampines GreenQuartz<\/a><\/td>\n637<\/td>\n485000<\/td>\n597000<\/td>\n112000<\/td>\n<\/tr>\n
May 2021<\/td>\nTengah<\/td>\nNon-mature<\/td>\nGarden Bloom<\/a><\/td>\n251<\/td>\n404000<\/td>\n495000<\/td>\n91000<\/td>\n<\/tr>\n
May 2021<\/td>\nWoodlands<\/td>\nNon-mature<\/td>\nWoodgrove Ascent<\/a><\/td>\n359<\/td>\n372000<\/td>\n491000<\/td>\n119000<\/td>\n<\/tr>\n
February 2021<\/td>\nBukit Batok<\/td>\nNon-mature<\/td>\nWest Hill<\/a><\/td>\n331<\/td>\n384000<\/td>\n460000<\/td>\n76000<\/td>\n<\/tr>\n
February 2021<\/td>\nToa Payoh\/ Bidadari<\/td>\nMature<\/td>\nParkEdge<\/a><\/td>\n196<\/td>\n612000<\/td>\n617000<\/td>\n5000<\/td>\n<\/tr>\n
February 2021<\/td>\nToa Payoh\/ Woodleigh<\/td>\nMature<\/td>\nAlkaff Breeze<\/a><\/td>\n127<\/td>\n611000<\/td>\n728000<\/td>\n117000<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

 <\/p>\n

This may give many potential BTO homeowners pause (or reconsideration) – is this too expensive, will it appreciate at all, or perhaps you’re more the “it’s not really all about the pricing isn’t it?” type.<\/p>\n

\"August<\/a><\/p>\n

Past 5-room HDB BTO prices in Ang Mo Kio<\/h2>\n

If we look at past BTO projects in Ang Mo Kio – such as Kebun Baru Court (2013 launch) and Teck Ghee Parkview (2012 launch) – their price ranges and spreads have consistently been on the higher side:<\/p>\n\n\n\n\n\n\n\n\n\n<\/colgroup>\n\n\n\n\n\n\n
BTO Exercise<\/strong><\/td>\nNeighbourhood<\/strong><\/td>\nEstate Type<\/strong><\/td>\nProject<\/strong><\/td>\nNumber of 5-room units<\/strong><\/td>\nLowest indicated price in SGD (excl. grants)<\/strong><\/td>\nHighest indicated price in SGD (excl. grants)<\/strong><\/td>\nRange spread<\/strong><\/td>\n<\/tr>\n
January 2013<\/td>\nAng Mo Kio<\/td>\nMature<\/td>\nKebun Baru Court<\/a><\/td>\n103<\/td>\n482000<\/td>\n575000<\/td>\n93000<\/td>\n<\/tr>\n
January 2013<\/td>\nYishun<\/td>\nNon-mature<\/td>\nOleander Breeze<\/a><\/td>\n180<\/td>\n331000<\/td>\n388000<\/td>\n57000<\/td>\n<\/tr>\n
January 2013<\/td>\nChoa Chu Kang<\/td>\nNon-mature<\/td>\nKeat Hong Colours<\/a><\/td>\n348<\/td>\n298000<\/td>\n376000<\/td>\n78000<\/td>\n<\/tr>\n
January 2013<\/td>\nHougang<\/td>\nNon-mature<\/td>\nHougang ParkEdge<\/a><\/td>\n238<\/td>\n334000<\/td>\n427000<\/td>\n93000<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

 <\/p>\n\n\n\n\n\n\n\n\n\n<\/colgroup>\n\n\n\n\n\n\n
BTO Exercise<\/strong><\/td>\nNeighbourhood<\/strong><\/td>\nEstate Type<\/strong><\/td>\nProject<\/strong><\/td>\nNumber of 5-room units<\/strong><\/td>\nLowest indicated price in SGD (excl. grants)<\/strong><\/td>\nHighest indicated price in SGD (excl. grants)<\/strong><\/td>\nRange spread<\/strong><\/td>\n<\/tr>\n
September 2012<\/td>\nAng Mo Kio<\/td>\nMature<\/td>\nTeck Ghee Parkview<\/a><\/td>\n190<\/td>\n498000<\/td>\n598000<\/td>\n100000<\/td>\n<\/tr>\n
September 2012<\/td>\nWoodlands<\/td>\nNon-mature<\/td>\nTreeTrail @ Woodlands<\/a><\/td>\n234<\/td>\n308000<\/td>\n381000<\/td>\n73000<\/td>\n<\/tr>\n
September 2012<\/td>\nChoa Chu Kang<\/td>\nNon-mature<\/td>\nKeat Hong Quad<\/a><\/td>\n190<\/td>\n313000<\/td>\n381000<\/td>\n68000<\/td>\n<\/tr>\n
September 2012<\/td>\nTampines<\/td>\nMature<\/td>\nGreenLace<\/a><\/td>\n165<\/td>\n384000<\/td>\n441000<\/td>\n57000<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

 <\/p>\n

What’s notable however, is that this time around, 333 units are made available, instead of the 103 and 190 units in the past.<\/p>\n

Furthermore, today’s indicated price ranges are 47-69% higher compared to Kebun Baru Court and Teck Ghee Parkview. In other non-mature estates, the increases across similar estates are usually between 25-35%.<\/p>\n

\"Site<\/a>
“Where the 5-rooms at?”<\/figcaption><\/figure>\n

Granted, every BTO project is unique, even if they’re within the same neighbourhood. Their indicated price ranges are dependent on factors like proximity to amenities, an interchange or MRT station, the number of storeys within the block, potential unblocked views and so on.<\/p>\n

We should also consider that due to our post-pandemic environment, some costs would have gone up, ranging from construction material to worker salaries.<\/p>\n

5-room HDB resale prices in Ang Mo Kio<\/h2>\n

Based on resale transactions over the past 10 years, 5-room HDB resale transactions in Ang Mo Kio have seen a 19.31% increase in average prices. This is higher than the Singapore average, which rose 16.58%.<\/p>\n

Around the Ang Mo Kio Central Weave site, bounded by Ang Mo Kio Avenues 3, 5, 6 and 10, the average 5-room resale price has gone up by about 18.01% – so not too far from the neighbourhood average.<\/p>\n

Today, 5-room resale flats in Ang Mo Kio are priced around S$750k-S$800k on average, so not absurdly far from the indicated price range for Central Weave.<\/p>\n

\"AMK<\/a><\/p>\n

What’s the Appreciation Value?<\/h2>\n

Of course, we’ve been getting questions from our readers – what would be the potential appreciation for 5-room flats at Central Weave?<\/p>\n

Just by looking at where the million-dollar 5-room HDB resale flats are, you’ll get a rough idea:<\/p>\n

\"AMK<\/a><\/p>\n

Based on the map above, 7 were from Kebun Baru Court (TOP 2018), 2 from Teck Ghee Vista<\/a> (TOP 1977), 9 from Park Central<\/a> (TOP 2011) and 5 from Teck Ghee Parkview (TOP 2018).<\/p>\n

\"Kebun<\/a><\/p>\n

If we focus on the more recent BTO projects, namely Kebun Baru Court and Teck Ghee Parkview, there have been a total of 32 resale transactions of 5-room HDB flats since the completion of their MOPs<\/a>.<\/p>\n

For these homeowners who sold (including the 12 who sold above a million), consider this: they paid around S$500k-S$600k 9-10 years ago, and then sold them for S$800k-S$1m+ about 5 years after moving in.<\/p>\n

So if you’re still baulking at the S$720k-S$877k indicated price range, at least now you know some of the factors behind why it’s priced on a higher band with such a wide spread.<\/p>\n

Furthermore, with Singapore’s Prime Minister Lee Hsien Loong recently announcing plans to upgrade<\/a> Ang Mo Kio town centre and its surrounding estates (including older ones like Teck Ghee), we can’t say that we’re all that surprised.<\/p>\n

If you want to know exactly what amenities are around Central Weave, we’ve got you covered here<\/a> (there’s even a video tour).<\/p>\n

All right, you can lift your jaw back up from the floor now…<\/p>\n

–<\/p>\n

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5-room HDB resale flats in Ang Mo Kio<\/h4><\/div>\n
See all listings<\/a><\/span><\/div>\n <\/div>\n
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\n \"459\n <\/div>\n
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459 Ang Mo Kio Avenue 10<\/div>\n
Singapore 560459 \u00b7 D20<\/div>\n
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\n \"bedroom\"\n 3<\/span>\n <\/div>\n
\n \"bathroom\"\n 2<\/span>\n <\/div>\n
\n 1,291 sqft<\/span>\n <\/div>\n <\/div>\n
S$ 749,999<\/div>\n <\/div>\n
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