Blk 442 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560442 · D20
Median PSF · 12m
S$557
Median price · 12m
S$402K
Latest sale
S$430K
Aug 2026
1-year change
-6.4%
Sales · 12m
4
283 all time
Gross yield
7.26%
9 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
- +42.8%
- Annualised
- +12.6%
- Transactions
- 42
- 1 year
- -6.4%
- 3 years p.a.
- +1.6%
- 5 years p.a.
- +6.3%
- 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 442 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$557 | S$649 | -14.2% |
| Median price | S$402K | S$644K | -37.7% |
| Gross rental yield | 7.26% | 6.32% | +0.9 pts |
| 1-year price change | -6.4% | +6.7% | -13.1 pts |
This development trades about 14% 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$2,600
Contracts · 12m
9
Implied annual rent
S$31K
Gross yield
7.26%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 7 | S$2,600 |
| 4 ROOM | 2 | S$2,950 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
53/100
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%84
How its median price per square foot compares with its own district.
- Rental yieldweight 20%77
Gross yield against every other development in its segment.
- Supply riskweight 10%56
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%27
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 670 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 MRT670 m
- Ang Mo Kio MRT760 m
- Tavistock MRT1.0 km
- Teck Ghee MRT1.3 km
Schools within 2 km
- Deyi Secondary Schoolsecondary (s1-s5)300 m
- Teck Ghee Primary Schoolprimary480 m
- Townsville Primary Schoolprimary640 m
- Jing Shan Primary Schoolprimary810 m
- Anderson Secondary Schoolsecondary (s1-s5)1.0 km
- Chij Our Lady Of Good Counselprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Chuan ParkChuan Park Development Pte Ltd916 units1.9 km
- CHUAN PARKChuan Park Development Pte. Ltd.916 units1.9 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 10 TO 12 | 52 yr 1 mo |
| Aug 2026 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 10 TO 12 | 52 yr 1 mo |
| Jan 2026 | 3 ROOM | S$373,000 | 721 sqft | S$517 | 01 TO 03 | 52 yr 7 mo |
| Jan 2026 | 3 ROOM | S$373,000 | 721 sqft | S$517 | 01 TO 03 | 52 yr 7 mo |
| May 2025 | 3 ROOM | S$525,000 | 883 sqft | S$595 | 07 TO 09 | 53 yr 4 mo |
| May 2025 | 3 ROOM | S$525,000 | 883 sqft | S$595 | 07 TO 09 | 53 yr 4 mo |
| Mar 2025 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 10 TO 12 | 53 yr 7 mo |
| Mar 2025 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 10 TO 12 | 53 yr 7 mo |
| Mar 2025 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 07 TO 09 | 53 yr 6 mo |
| Mar 2025 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 07 TO 09 | 53 yr 6 mo |
| Oct 2024 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 10 TO 12 | 53 yr 11 mo |
| Oct 2024 | 3 ROOM | S$420,000 | 721 sqft | S$582 | 10 TO 12 | 53 yr 11 mo |
| Jun 2024 | 3 ROOM | S$432,888 | 721 sqft | S$600 | 10 TO 12 | 54 yr 3 mo |
| Jun 2024 | 3 ROOM | S$432,888 | 721 sqft | S$600 | 10 TO 12 | 54 yr 3 mo |
| Feb 2024 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 10 TO 12 | 54 yr 7 mo |
| Feb 2024 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 10 TO 12 | 54 yr 7 mo |
| Dec 2023 | 3 ROOM | S$388,000 | 721 sqft | S$538 | 07 TO 09 | 54 yr 9 mo |
| Dec 2023 | 3 ROOM | S$388,000 | 721 sqft | S$538 | 07 TO 09 | 54 yr 9 mo |
| Sep 2023 | 3 ROOM | S$385,000 | 721 sqft | S$534 | 10 TO 12 | 55 yrs |
| Sep 2023 | 3 ROOM | S$385,000 | 721 sqft | S$534 | 10 TO 12 | 55 yrs |
| Jul 2023 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 04 TO 06 | 55 yr 2 mo |
| Jul 2023 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 04 TO 06 | 55 yr 2 mo |
| Sep 2022 | 3 ROOM | S$353,000 | 721 sqft | S$489 | 04 TO 06 | 56 yrs |
| Sep 2022 | 3 ROOM | S$353,000 | 721 sqft | S$489 | 04 TO 06 | 56 yrs |
| Aug 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 10 TO 12 | 56 yr 1 mo |
| Aug 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 10 TO 12 | 56 yr 1 mo |
| Mar 2022 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 04 TO 06 | 56 yr 7 mo |
| Mar 2022 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 04 TO 06 | 56 yr 7 mo |
| Mar 2022 | 3 ROOM | S$400,000 | 883 sqft | S$453 | 07 TO 09 | 56 yr 6 mo |
| Mar 2022 | 3 ROOM | S$400,000 | 883 sqft | S$453 | 07 TO 09 | 56 yr 6 mo |
| Mar 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 10 TO 12 | 56 yr 5 mo |
| Mar 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 10 TO 12 | 56 yr 5 mo |
| Feb 2022 | 3 ROOM | S$368,888 | 721 sqft | S$512 | 07 TO 09 | 56 yr 7 mo |
| Feb 2022 | 3 ROOM | S$368,888 | 721 sqft | S$512 | 07 TO 09 | 56 yr 7 mo |
| Feb 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 07 TO 09 | 56 yr 7 mo |
| Feb 2022 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 07 TO 09 | 56 yr 7 mo |
| Feb 2022 | 3 ROOM | S$317,000 | 721 sqft | S$440 | 01 TO 03 | 56 yr 6 mo |
| Feb 2022 | 3 ROOM | S$317,000 | 721 sqft | S$440 | 01 TO 03 | 56 yr 6 mo |
| Sep 2021 | 3 ROOM | S$370,000 | 883 sqft | S$419 | 10 TO 12 | 57 yrs |
| Sep 2021 | 3 ROOM | S$318,000 | 721 sqft | S$441 | 01 TO 03 | 57 yrs |
Showing the 40 most recent of 283 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 443 Ang Mo Kio Ave 10
S$596
+2.3%4 sales7.7% yield
Blk 417 Ang Mo Kio Ave 10
S$544
-3.0%10 sales7.4% yield
Blk 444 Ang Mo Kio Ave 10
S$527
-5.3%10 sales8.0% yield
Blk 416 Ang Mo Kio Ave 10
S$552
+0.3%2 sales7.6% yield
Blk 419 Ang Mo Kio Ave 10
S$530
+0.7%10 sales7.9% yield
Blk 441 Ang Mo Kio Ave 10
S$545
-8.2%9 sales7.7% yield
Blk 440 Ang Mo Kio Ave 10
S$581
+17.9%4 sales7.4% yield
Blk 418 Ang Mo Kio Ave 10
S$543
+0.2%6 sales8.2% 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.