Blk 447 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560447 · D20
Median PSF · 12m
S$556
Median price · 12m
S$407K
Latest sale
S$407K
Oct 2025
1-year change
+1.0%
Sales · 12m
1
33 all time
Gross yield
7.53%
no rental data
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
- +8.5%
- Annualised
- +11.5%
- Transactions
- 3
- 1 year
- +1.0%
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 732 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 447 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$556 | S$634 | -12.3% |
| Median price | S$407K | S$610K | -33.3% |
| Gross rental yield | 7.53% | 6.36% | +1.2 pts |
| 1-year price change | +1.0% | +4.4% | -3.4 pts |
This development trades about 12% below the D20 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
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.
- Rental yieldweight 20%83
Gross yield against every other development in its segment.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%79
How its median price per square foot compares with its own district.
- Locationweight 15%33
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 640 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%14
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 MRT640 m
- Ang Mo Kio MRT740 m
- Tavistock MRT850 m
- Teck Ghee MRT1.4 km
Schools within 2 km
- Deyi Secondary Schoolsecondary (s1-s5)410 m
- Teck Ghee Primary Schoolprimary600 m
- Jing Shan Primary Schoolprimary680 m
- Townsville Primary Schoolprimary860 m
- Anderson Secondary Schoolsecondary (s1-s5)910 m
- Chij Our Lady Of Good Counselprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Chuan ParkChuan Park Development Pte Ltd · TOP 2027916 units2.0 km
- CHUAN PARKChuan Park Development Pte. Ltd.916 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | 3 ROOM | S$407,000 | 732 sqft | S$556 | 04 TO 06 | 52 yr 10 mo |
| Dec 2024 | 3 ROOM | S$402,888 | 732 sqft | S$550 | 01 TO 03 | 53 yr 9 mo |
| Jul 2024 | 3 ROOM | S$375,000 | 732 sqft | S$512 | 01 TO 03 | 54 yr 1 mo |
| Jan 2017 | 3 ROOM | S$285,000 | 732 sqft | S$389 | 04 TO 06 | 61 yr 6 mo |
| Jan 2017 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 04 TO 06 | 61 yr 6 mo |
| Mar 2014 | 3 ROOM | S$333,800 | 732 sqft | S$456 | 04 TO 06 | 63 yr 10 mo |
| Nov 2011 | 3 ROOM | S$303,000 | 732 sqft | S$414 | 01 TO 03 | 66 yr 2 mo |
| Jul 2011 | 3 ROOM | S$349,000 | 893 sqft | S$391 | 01 TO 03 | 66 yr 6 mo |
| Jul 2010 | 3 ROOM | S$252,000 | 732 sqft | S$344 | 04 TO 06 | 67 yr 6 mo |
| Mar 2010 | 3 ROOM | S$240,000 | 732 sqft | S$328 | 01 TO 03 | 67 yr 10 mo |
| Feb 2008 | 3 ROOM | S$220,000 | 893 sqft | S$246 | 01 TO 03 | 69 yr 11 mo |
| Dec 2007 | 3 ROOM | S$162,000 | 732 sqft | S$221 | 01 TO 03 | 70 yr 1 mo |
| Nov 2005 | 3 ROOM | S$157,000 | 732 sqft | S$214 | 04 TO 06 | 72 yr 2 mo |
| May 2005 | 3 ROOM | S$153,600 | 732 sqft | S$210 | 04 TO 06 | 72 yr 8 mo |
| Nov 2004 | 3 ROOM | S$202,000 | 893 sqft | S$226 | 01 TO 03 | 73 yr 2 mo |
| Nov 2003 | 3 ROOM | S$170,000 | 732 sqft | S$232 | 01 TO 03 | 74 yr 2 mo |
| Apr 2003 | 3 ROOM | S$145,000 | 732 sqft | S$198 | 04 TO 06 | 74 yr 9 mo |
| Jul 2002 | 3 ROOM | S$156,000 | 732 sqft | S$213 | 04 TO 06 | 75 yr 6 mo |
| Apr 2001 | 3 ROOM | S$140,000 | 732 sqft | S$191 | 01 TO 03 | 76 yr 9 mo |
| Jan 2000 | 3 ROOM | S$149,000 | 732 sqft | S$204 | 04 TO 06 | 78 yrs |
| Sep 1999 | 3 ROOM | S$148,000 | 732 sqft | S$202 | 04 TO 06 | 78 yr 4 mo |
| Aug 1999 | 3 ROOM | S$144,000 | 732 sqft | S$197 | 01 TO 03 | 78 yr 5 mo |
| Mar 1999 | 3 ROOM | S$141,500 | 732 sqft | S$193 | 04 TO 06 | 78 yr 10 mo |
| Sep 1998 | 3 ROOM | S$152,000 | 732 sqft | S$208 | 04 TO 06 | 79 yr 4 mo |
| Dec 1997 | 3 ROOM | S$203,000 | 893 sqft | S$227 | 04 TO 06 | 80 yr 1 mo |
| Dec 1996 | 3 ROOM | S$202,000 | 732 sqft | S$276 | 01 TO 03 | 81 yr 1 mo |
| Jun 1996 | 3 ROOM | S$163,000 | 732 sqft | S$223 | 04 TO 06 | 81 yr 7 mo |
| Nov 1995 | 3 ROOM | S$146,000 | 732 sqft | S$199 | 01 TO 03 | 82 yr 2 mo |
| Sep 1995 | 3 ROOM | S$121,000 | 732 sqft | S$165 | 01 TO 03 | 82 yr 4 mo |
| Aug 1994 | 3 ROOM | S$133,000 | 893 sqft | S$149 | 01 TO 03 | 83 yr 5 mo |
| Jan 1993 | 3 ROOM | S$47,000 | 732 sqft | S$64 | 01 TO 03 | 85 yrs |
| May 1990 | 3 ROOM | S$47,200 | 732 sqft | S$64 | 04 TO 06 | 87 yr 8 mo |
| Feb 1990 | 3 ROOM | S$34,000 | 732 sqft | S$46 | 04 TO 06 | 87 yr 11 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 445 Ang Mo Kio Ave 10
S$499
-12.1%1 sales8.1% yield
Blk 444 Ang Mo Kio Ave 10
S$539
-4.1%4 sales8.1% yield
Blk 461 Ang Mo Kio Ave 10
S$522
-4.5%1 sales8.3% yield
Blk 443 Ang Mo Kio Ave 10
S$596
+4.1%2 sales8.1% yield
Blk 463 Ang Mo Kio Ave 10
S$572
+8.4%2 sales7.4% yield
Blk 455A Ang Mo Kio St 44
S$939
-2.9%4 sales4.7% yield
Blk 433 Ang Mo Kio Ave 10
S$581
-0.9%2 sales7.1% yield
Blk 435 Ang Mo Kio Ave 10
S$569
-0.4%2 sales6.6% 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.