{"id":76319,"date":"2024-07-05T17:12:15","date_gmt":"2024-07-05T09:12:15","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=76319"},"modified":"2024-07-17T13:48:53","modified_gmt":"2024-07-17T05:48:53","slug":"616-ang-mo-kio-ave-4-ath","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/616-ang-mo-kio-ave-4-ath\/","title":{"rendered":"A low-floor HDB Executive (EXE) unit in Ang Mo Kio was sold for S$1,208,888"},"content":{"rendered":"
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Table of contents:<\/h2>\r\n\r\n\r\n\r\n
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  1. About Ang Mo Kio<\/a><\/li>\r\n\r\n\r\n\r\n
  2. About 616 Ang Mo Kio Avenue 4<\/a><\/li>\r\n\r\n\r\n\r\n
  3. The record-breaking transaction<\/a><\/li>\r\n\r\n\r\n\r\n
  4. Analytical insights<\/a><\/li>\r\n\r\n\r\n\r\n
  5. Factors contributing to the high resale price<\/a><\/li>\r\n\r\n\r\n\r\n
  6. Comparative analysis<\/a><\/li>\r\n\r\n\r\n\r\n
  7. Conclusion<\/a><\/li>\r\n<\/ol>\r\n\r\n\r\n
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    The recent sale of an Executive flat in Ang Mo Kio<\/a> has set a significant milestone for the Singapore HDB resale market<\/a>. The flat, situated at Block 616, Ang Mo Kio Ave 4<\/a>, was sold for S$1,208,888, marking a new all-time high (ATH) for the Ang Mo Kio town<\/a>.<\/p>\r\n\r\n\r\n\r\n

    This article delves into the details of this transaction with some analysis, insights, and comparative analysis.<\/p>\r\n\r\n\r\n

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    About Ang Mo Kio<\/h2>\r\n\r\n\r\n\r\n
    \"ang\r\n
    Image credit: CC BY-SA 4.0.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n

    Read this: Exploring Ang Mo Kio: top food spots and attractions in Singapore<\/a><\/i><\/p>\n\r\n\r\n\r\n

    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.<\/p>\r\n

    \r\n\r\n<\/p>\r\n

    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.\r\n\r\n<\/p>\r\n\r\n\r\n

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    About 616 Ang Mo Kio Ave 4<\/h2>\r\n\r\n\r\n\r\n
    \"ang<\/figure>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n

    Read this: Ang Mo Kio vs Bedok \u2013 Which is better?<\/a><\/i><\/p>\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n

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    The record-breaking transaction<\/h2>\r\n\r\n\r\n\r\n

    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.<\/a> facilitated the transaction. He provided insights into the factors contributing to the high selling price of the low-floor unit.<\/p>\r\n

    \"616<\/a>
    Image credit: Hansen Ng.<\/figcaption><\/figure>\r\n

    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.<\/p>\r\n

    \"616<\/a>
    Image credit: Hansen Ng.<\/figcaption><\/figure>\r\n

    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.<\/p>\r\n

    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.<\/p>\r\n

    \"616<\/a>
    Image credit: Hansen Ng.<\/figcaption><\/figure>\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    The table below shows the most recent transactions, with the ATH at the top:<\/p>\r\n\r\n\r\n\r\n

    \r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n\r\n
    Date<\/strong><\/td>\r\nUnit<\/strong><\/td>\r\nSize (sqft)<\/strong><\/td>\r\nPrice (S$)<\/strong><\/td>\r\nPrice (S$, sqft)<\/strong><\/td>\r\n<\/tr>\r\n
    07\/2024<\/td>\r\nFloor 1-3<\/td>\r\n1,679<\/td>\r\n1,208,888<\/td>\r\n720<\/td>\r\n<\/tr>\r\n
    04\/2024<\/td>\r\nFloor 4-6<\/td>\r\n1,593<\/td>\r\n970,000<\/td>\r\n608<\/td>\r\n<\/tr>\r\n
    08\/2023<\/td>\r\nFloor 7-9<\/td>\r\n1,604<\/td>\r\n1,008,000<\/td>\r\n673<\/td>\r\n<\/tr>\r\n
    05\/2022<\/td>\r\nFloor 1-3, Unit 1025<\/td>\r\n1,593<\/td>\r\n918,000<\/td>\r\n576<\/td>\r\n<\/tr>\r\n
    10\/2021<\/td>\r\nFllor 4-6, Unit 1027<\/td>\r\n1,604<\/td>\r\n955,000<\/td>\r\n595<\/td>\r\n<\/tr>\r\n
    07\/2021<\/td>\r\nFloor 1-3, Unit 1023<\/td>\r\n1,593<\/td>\r\n900,000<\/td>\r\n564<\/td>\r\n<\/tr>\r\n
    09\/2020<\/td>\r\nFloor 1-3, Unit 1031<\/td>\r\n1,593<\/td>\r\n750,000<\/td>\r\n470<\/td>\r\n<\/tr>\r\n
    06\/2018<\/td>\r\nFloor 4-6, Unit 1035<\/td>\r\n1,593<\/td>\r\n800,000<\/td>\r\n502<\/td>\r\n<\/tr>\r\n
    03\/2017<\/td>\r\nFloor 7-9, Unit 1035<\/td>\r\n1,604<\/td>\r\n820,000<\/td>\r\n511<\/td>\r\n<\/tr>\r\n
    05\/2015<\/td>\r\nFloor 4-6, Unit 1023<\/td>\r\n1,593<\/td>\r\n835,000<\/td>\r\n524<\/td>\r\n<\/tr>\r\n<\/tbody>\r\n<\/table>\r\n
    Recent transactions of 616 Ang Mo Kio Ave 4. Data taken from 99.co Researcher.<\/figcaption>\r\n<\/figure>\r\n\r\n\r\n\r\n

    Next, we take a look at some insights:<\/p>\r\n\r\n\r\n

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    Analytical insights<\/h2>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    \"ang<\/figure>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    \"ang<\/figure>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n\r\n

    \"616<\/figure>\r\n\r\n\r\n\r\n

    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.<\/p>\r\n\r\n\r\n

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    Factors contributing to the high resale price<\/h2>\r\n\r\n\r\n\r\n

    Several factors have contributed to the record-breaking price of this Executive flat in Ang Mo Kio:<\/p>\r\n\r\n\r\n\r\n

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    • Prime location:<\/strong> Ang Mo Kio is renowned for its excellent amenities, including top schools, parks, and shopping centres. The town\u2019s mature infrastructure and community make it a highly desirable place to live.<\/li>\r\n<\/ul>\r\n\r\n\r\n