Blk 421 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560421 · D20
Median PSF · 12m
S$567
Median price · 12m
S$452K
Latest sale
S$440K
Sep 2026
1-year change
+0.4%
Sales · 12m
6
216 all time
Gross yield
7.18%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +34.1%
- Annualised
- +12.5%
- Transactions
- 25
- 1 year
- +0.4%
- 3 years p.a.
- +1.7%
- 5 years p.a.
- +6.8%
- Median size
- 797 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 421 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$567 | S$649 | -12.6% |
| Median price | S$452K | S$640K | -29.4% |
| Gross rental yield | 7.18% | 6.32% | +0.9 pts |
| 1-year price change | +0.4% | +6.7% | -6.3 pts |
This development trades about 13% below the D20 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,700
Contracts · 12m
3
Implied annual rent
S$32K
Gross yield
7.18%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,700 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
57/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%80
How its median price per square foot compares with its own district.
- Rental yieldweight 20%76
Gross yield against every other development in its segment.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%56
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 520 m.
- Price momentumweight 18%20
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Ang Mo Kio Interchange MRT520 m
- Ang Mo Kio MRT600 m
- Teck Ghee MRT1.0 km
- Tavistock MRT1.2 km
Schools within 2 km
- Deyi Secondary Schoolsecondary (s1-s5)80 m
- Teck Ghee Primary Schoolprimary230 m
- Townsville Primary Schoolprimary600 m
- Jing Shan Primary Schoolprimary770 m
- Anderson Secondary Schoolsecondary (s1-s5)1.0 km
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- CHUAN PARKChuan Park Development Pte. Ltd.916 units2.0 km
- Chuan ParkChuan Park Development Pte Ltd916 units2.0 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | 3 ROOM | S$440,000 | 797 sqft | S$552 | 07 TO 09 | 52 yrs |
| Sep 2026 | 3 ROOM | S$440,000 | 797 sqft | S$552 | 07 TO 09 | 52 yrs |
| Aug 2026 | 3 ROOM | S$452,000 | 797 sqft | S$567 | 07 TO 09 | 52 yr 1 mo |
| Aug 2026 | 3 ROOM | S$452,000 | 797 sqft | S$567 | 07 TO 09 | 52 yr 1 mo |
| Feb 2026 | 3 ROOM | S$458,000 | 797 sqft | S$575 | 13 TO 15 | 52 yr 6 mo |
| Feb 2026 | 3 ROOM | S$458,000 | 797 sqft | S$575 | 13 TO 15 | 52 yr 6 mo |
| Jul 2025 | 3 ROOM | S$445,000 | 797 sqft | S$559 | 07 TO 09 | 53 yr 2 mo |
| Jul 2025 | 3 ROOM | S$445,000 | 797 sqft | S$559 | 07 TO 09 | 53 yr 2 mo |
| Jun 2025 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 53 yr 3 mo |
| Jun 2025 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 53 yr 3 mo |
| Nov 2024 | 3 ROOM | S$475,000 | 797 sqft | S$596 | 10 TO 12 | 53 yr 10 mo |
| Nov 2024 | 3 ROOM | S$475,000 | 797 sqft | S$596 | 10 TO 12 | 53 yr 10 mo |
| Oct 2024 | 3 ROOM | S$430,000 | 797 sqft | S$540 | 07 TO 09 | 53 yr 11 mo |
| Oct 2024 | 3 ROOM | S$430,000 | 797 sqft | S$540 | 07 TO 09 | 53 yr 11 mo |
| Jun 2024 | 4 ROOM | S$490,000 | 1,066 sqft | S$460 | 04 TO 06 | 54 yr 3 mo |
| Jun 2024 | 4 ROOM | S$490,000 | 1,066 sqft | S$460 | 04 TO 06 | 54 yr 3 mo |
| Nov 2023 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 10 TO 12 | 54 yr 10 mo |
| Nov 2023 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 10 TO 12 | 54 yr 10 mo |
| Feb 2023 | 3 ROOM | S$440,000 | 797 sqft | S$552 | 10 TO 12 | 55 yr 7 mo |
| Feb 2023 | 3 ROOM | S$440,000 | 797 sqft | S$552 | 10 TO 12 | 55 yr 7 mo |
| Feb 2023 | 3 ROOM | S$420,000 | 797 sqft | S$527 | 10 TO 12 | 55 yr 7 mo |
| Feb 2023 | 3 ROOM | S$420,000 | 797 sqft | S$527 | 10 TO 12 | 55 yr 7 mo |
| Nov 2021 | 3 ROOM | S$352,000 | 797 sqft | S$442 | 10 TO 12 | 56 yr 10 mo |
| Aug 2021 | 3 ROOM | S$335,000 | 797 sqft | S$421 | 10 TO 12 | 57 yr 1 mo |
| Aug 2021 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 04 TO 06 | 57 yr 2 mo |
| Jun 2021 | 4 ROOM | S$428,000 | 1,066 sqft | S$402 | 07 TO 09 | 57 yr 3 mo |
| Jun 2021 | 3 ROOM | S$353,888 | 797 sqft | S$444 | 07 TO 09 | 57 yr 2 mo |
| Feb 2021 | 3 ROOM | S$350,000 | 958 sqft | S$365 | 04 TO 06 | 57 yr 7 mo |
| Nov 2020 | 4 ROOM | S$375,000 | 1,066 sqft | S$352 | 13 TO 15 | 57 yr 10 mo |
| Nov 2020 | 3 ROOM | S$325,000 | 797 sqft | S$408 | 01 TO 03 | 57 yr 10 mo |
| Aug 2020 | 4 ROOM | S$390,000 | 1,066 sqft | S$366 | 04 TO 06 | 58 yrs |
| Aug 2019 | 4 ROOM | S$400,000 | 1,066 sqft | S$375 | 10 TO 12 | 59 yrs |
| Aug 2019 | 3 ROOM | S$310,000 | 797 sqft | S$389 | 13 TO 15 | 59 yrs |
| Jan 2019 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 13 TO 15 | 59 yr 8 mo |
| Jan 2019 | 3 ROOM | S$285,000 | 797 sqft | S$358 | 04 TO 06 | 59 yr 7 mo |
| Nov 2017 | 3 ROOM | S$295,000 | 797 sqft | S$370 | 04 TO 06 | 60 yr 9 mo |
| Oct 2017 | 3 ROOM | S$370,000 | 797 sqft | S$465 | 10 TO 12 | 60 yr 10 mo |
| Aug 2017 | 3 ROOM | S$348,000 | 797 sqft | S$437 | 07 TO 09 | 61 yrs |
| Oct 2016 | 3 ROOM | S$335,000 | 797 sqft | S$421 | 04 TO 06 | 61 yrs |
| Apr 2016 | 3 ROOM | S$380,000 | 958 sqft | S$397 | 01 TO 03 | 62 yrs |
Showing the 40 most recent of 216 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 439 Ang Mo Kio Ave 10
S$639
—4 sales5.6% yield
Blk 415 Ang Mo Kio Ave 10
S$491
-10.9%4 sales7.6% yield
Blk 418 Ang Mo Kio Ave 10
S$543
+0.2%6 sales8.2% yield
Blk 419 Ang Mo Kio Ave 10
S$530
+0.7%10 sales7.9% yield
Blk 441 Ang Mo Kio Ave 10
S$541
-8.8%10 sales7.8% yield
Blk 440 Ang Mo Kio Ave 10
S$581
+17.9%4 sales7.4% yield
Blk 414 Ang Mo Kio Ave 10
S$533
—4 sales6.7% yield
Blk 354 Ang Mo Kio St 32
S$845
+3.6%8 sales4.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.