Blk 432 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560432 · D20
Median PSF · 12m
S$527
Median price · 12m
S$400K
Latest sale
S$505K
Jun 2026
1-year change
-13.6%
Sales · 12m
6
145 all time
Gross yield
8.09%
6 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
- +16.8%
- Annualised
- +5.8%
- Transactions
- 30
- 1 year
- -13.6%
- 3 years p.a.
- +3.4%
- 5 years p.a.
- +3.5%
- Median size
- 721 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 432 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$527 | S$649 | -18.8% |
| Median price | S$400K | S$640K | -37.5% |
| Gross rental yield | 8.09% | 6.32% | +1.8 pts |
| 1-year price change | -13.6% | +6.7% | -20.3 pts |
This development trades about 19% 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$2,900
Contracts · 12m
6
Implied annual rent
S$35K
Gross yield
8.09%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$2,900 |
| 4 ROOM | 1 | S$3,300 |
Investment analysis
Investment score 69 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
69/100
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%93
How its median price per square foot compares with its own district.
- Rental yieldweight 20%90
Gross yield against every other development in its segment.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%59
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 360 m.
- Supply riskweight 10%56
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%41
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 MRT360 m
- Ang Mo Kio MRT460 m
- Tavistock MRT1.1 km
- Teck Ghee MRT1.1 km
Schools within 2 km
- Deyi Secondary Schoolsecondary (s1-s5)280 m
- Teck Ghee Primary Schoolprimary420 m
- Jing Shan Primary Schoolprimary470 m
- Anderson Secondary Schoolsecondary (s1-s5)710 m
- Townsville Primary Schoolprimary920 m
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$505,000 | 990 sqft | S$510 | 07 TO 09 | 51 yr 8 mo |
| Jun 2026 | 4 ROOM | S$505,000 | 990 sqft | S$510 | 07 TO 09 | 51 yr 8 mo |
| Jun 2026 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 07 TO 09 | 51 yr 8 mo |
| Jun 2026 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 07 TO 09 | 51 yr 8 mo |
| Feb 2026 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 01 TO 03 | 51 yr 11 mo |
| Feb 2026 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 01 TO 03 | 51 yr 11 mo |
| Jun 2025 | 3 ROOM | S$440,000 | 721 sqft | S$610 | 07 TO 09 | 52 yr 8 mo |
| Jun 2025 | 3 ROOM | S$440,000 | 721 sqft | S$610 | 07 TO 09 | 52 yr 8 mo |
| May 2025 | 3 ROOM | S$448,000 | 721 sqft | S$621 | 04 TO 06 | 52 yr 8 mo |
| May 2025 | 3 ROOM | S$448,000 | 721 sqft | S$621 | 04 TO 06 | 52 yr 8 mo |
| Jan 2025 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 04 TO 06 | 53 yr 1 mo |
| Jan 2025 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 04 TO 06 | 53 yr 1 mo |
| Aug 2024 | 4 ROOM | S$515,000 | 990 sqft | S$520 | 04 TO 06 | 53 yr 6 mo |
| Aug 2024 | 4 ROOM | S$515,000 | 990 sqft | S$520 | 04 TO 06 | 53 yr 6 mo |
| Aug 2024 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 10 TO 12 | 53 yr 6 mo |
| Aug 2024 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 10 TO 12 | 53 yr 6 mo |
| Mar 2023 | 3 ROOM | S$345,000 | 721 sqft | S$478 | 01 TO 03 | 55 yrs |
| Mar 2023 | 3 ROOM | S$345,000 | 721 sqft | S$478 | 01 TO 03 | 55 yrs |
| Feb 2023 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 07 TO 09 | 54 yr 11 mo |
| Feb 2023 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 07 TO 09 | 54 yr 11 mo |
| Dec 2022 | 3 ROOM | S$420,000 | 883 sqft | S$476 | 07 TO 09 | 55 yr 2 mo |
| Dec 2022 | 3 ROOM | S$420,000 | 883 sqft | S$476 | 07 TO 09 | 55 yr 2 mo |
| Aug 2022 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 10 TO 12 | 55 yr 6 mo |
| Aug 2022 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 10 TO 12 | 55 yr 6 mo |
| Aug 2022 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 04 TO 06 | 55 yr 5 mo |
| Aug 2022 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 04 TO 06 | 55 yr 5 mo |
| Jun 2022 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 10 TO 12 | 55 yr 8 mo |
| Jun 2022 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 10 TO 12 | 55 yr 8 mo |
| Aug 2021 | 4 ROOM | S$450,000 | 990 sqft | S$454 | 10 TO 12 | 56 yr 7 mo |
| Jun 2021 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 01 TO 03 | 56 yr 8 mo |
| Dec 2020 | 4 ROOM | S$400,000 | 990 sqft | S$404 | 01 TO 03 | 57 yr 1 mo |
| Aug 2020 | 4 ROOM | S$420,000 | 990 sqft | S$424 | 10 TO 12 | 57 yr 5 mo |
| Dec 2019 | 3 ROOM | S$260,000 | 721 sqft | S$361 | 04 TO 06 | 58 yr 2 mo |
| Oct 2019 | 3 ROOM | S$245,000 | 721 sqft | S$340 | 04 TO 06 | 58 yr 3 mo |
| Jun 2019 | 3 ROOM | S$245,000 | 721 sqft | S$340 | 10 TO 12 | 58 yr 8 mo |
| Feb 2019 | 3 ROOM | S$248,000 | 721 sqft | S$344 | 01 TO 03 | 58 yr 11 mo |
| Dec 2018 | 3 ROOM | S$276,000 | 721 sqft | S$383 | 10 TO 12 | 59 yr 1 mo |
| Oct 2018 | 3 ROOM | S$250,000 | 721 sqft | S$347 | 01 TO 03 | 59 yr 3 mo |
| Jul 2018 | 3 ROOM | S$253,000 | 721 sqft | S$351 | 04 TO 06 | 59 yr 7 mo |
| Mar 2017 | 4 ROOM | S$398,000 | 990 sqft | S$402 | 01 TO 03 | 60 yr 10 mo |
Showing the 40 most recent of 145 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 434 Ang Mo Kio Ave 10
S$576
—4 sales7.9% yield
Blk 431 Ang Mo Kio Ave 10
S$597
-13.7%2 sales4.8% yield
Blk 433 Ang Mo Kio Ave 10
S$581
-0.9%4 sales7.1% yield
Blk 429 Ang Mo Kio Ave 3
S$514
-18.9%2 sales7.3% yield
Blk 435 Ang Mo Kio Ave 10
S$569
-0.4%4 sales6.6% yield
Blk 437 Ang Mo Kio Ave 10
S$678
+18.1%2 sales5.9% yield
Blk 426 Ang Mo Kio Ave 3
S$550
—2 sales7.3% yield
Blk 427 Ang Mo Kio Ave 3
S$585
+2.5%4 sales6.3% 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.