Blk 476 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560476 · D20
Median PSF · 12m
S$550
Median price · 12m
S$428K
Latest sale
S$450K
Feb 2026
1-year change
-12.7%
Sales · 12m
4
211 all time
Gross yield
6.93%
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
- +29.0%
- Annualised
- +10.7%
- Transactions
- 13
- 1 year
- -12.7%
- 3 years p.a.
- +2.1%
- 5 years p.a.
- +8.0%
- 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 476 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$550 | S$634 | -13.3% |
| Median price | S$428K | S$610K | -29.9% |
| Gross rental yield | 6.93% | 6.36% | +0.6 pts |
| 1-year price change | -12.7% | +4.4% | -17.1 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$2,650
Contracts · 12m
6
Implied annual rent
S$32K
Gross yield
6.93%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$2,600 |
| 4 ROOM | 1 | S$3,500 |
Investment analysis
Investment score 58 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
58/100
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%82
How its median price per square foot compares with its own district.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%79
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%70
Gross yield against every other development in its segment.
- Price momentumweight 18%22
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%12
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tavistock MRT at 1.0 km.
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
- Tavistock MRT1.0 km
- Ang Mo Kio Interchange MRT1.1 km
- Ang Mo Kio MRT1.2 km
- Lorong Chuan MRT1.4 km
Schools within 2 km
- Townsville Primary Schoolprimary520 m
- Deyi Secondary Schoolsecondary (s1-s5)720 m
- Teck Ghee Primary Schoolprimary850 m
- Chij Our Lady Of Good Counselprimary880 m
- Jing Shan Primary Schoolprimary1.3 km
- Zhonghua Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Chuan ParkChuan Park Development Pte Ltd · TOP 2027916 units1.4 km
- CHUAN PARKChuan Park Development Pte. Ltd.916 units1.4 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 |
|---|---|---|---|---|---|---|
| Feb 2026 | 3 ROOM | S$475,000 | 883 sqft | S$538 | 04 TO 06 | 52 yr 6 mo |
| Feb 2026 | 3 ROOM | S$450,000 | 883 sqft | S$510 | 04 TO 06 | 52 yr 5 mo |
| Dec 2025 | 3 ROOM | S$405,000 | 721 sqft | S$562 | 04 TO 06 | 52 yr 7 mo |
| Oct 2025 | 3 ROOM | S$405,000 | 721 sqft | S$562 | 04 TO 06 | 52 yr 9 mo |
| Feb 2025 | 3 ROOM | S$454,000 | 721 sqft | S$630 | 07 TO 09 | 53 yr 6 mo |
| Sep 2024 | 3 ROOM | S$482,000 | 883 sqft | S$546 | 04 TO 06 | 53 yr 11 mo |
| Oct 2023 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 01 TO 03 | 54 yr 10 mo |
| Aug 2023 | 3 ROOM | S$365,000 | 721 sqft | S$506 | 10 TO 12 | 54 yr 11 mo |
| May 2023 | 3 ROOM | S$380,888 | 721 sqft | S$528 | 04 TO 06 | 55 yr 3 mo |
| Aug 2022 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 10 TO 12 | 56 yrs |
| Mar 2022 | 3 ROOM | S$325,000 | 883 sqft | S$368 | 13 TO 15 | 56 yr 5 mo |
| Jan 2022 | 3 ROOM | S$330,000 | 721 sqft | S$458 | 07 TO 09 | 56 yr 6 mo |
| Mar 2021 | 3 ROOM | S$293,000 | 721 sqft | S$406 | 04 TO 06 | 57 yr 5 mo |
| Dec 2020 | 3 ROOM | S$300,000 | 883 sqft | S$340 | 04 TO 06 | 57 yr 8 mo |
| Nov 2020 | 3 ROOM | S$270,000 | 721 sqft | S$374 | 04 TO 06 | 57 yr 9 mo |
| Oct 2020 | 3 ROOM | S$280,000 | 721 sqft | S$388 | 04 TO 06 | 57 yr 10 mo |
| Oct 2020 | 3 ROOM | S$278,000 | 883 sqft | S$315 | 04 TO 06 | 57 yr 10 mo |
| Jun 2020 | 3 ROOM | S$298,000 | 883 sqft | S$338 | 13 TO 15 | 58 yr 3 mo |
| Mar 2020 | 3 ROOM | S$252,000 | 721 sqft | S$349 | 01 TO 03 | 58 yr 5 mo |
| Jan 2020 | 3 ROOM | S$255,000 | 721 sqft | S$354 | 01 TO 03 | 58 yr 7 mo |
| Aug 2019 | 3 ROOM | S$270,000 | 721 sqft | S$374 | 04 TO 06 | 58 yr 11 mo |
| Jul 2019 | 3 ROOM | S$268,000 | 721 sqft | S$372 | 13 TO 15 | 59 yrs |
| Apr 2019 | 3 ROOM | S$240,000 | 721 sqft | S$333 | 04 TO 06 | 59 yr 3 mo |
| Dec 2018 | 3 ROOM | S$310,000 | 883 sqft | S$351 | 04 TO 06 | 59 yr 7 mo |
| Jun 2018 | 3 ROOM | S$288,000 | 721 sqft | S$399 | 13 TO 15 | 60 yr 2 mo |
| Jun 2018 | 3 ROOM | S$260,000 | 721 sqft | S$361 | 07 TO 09 | 60 yr 2 mo |
| May 2018 | 4 ROOM | S$390,000 | 980 sqft | S$398 | 01 TO 03 | 60 yr 3 mo |
| May 2018 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 13 TO 15 | 60 yr 3 mo |
| May 2018 | 3 ROOM | S$273,000 | 721 sqft | S$379 | 07 TO 09 | 60 yr 2 mo |
| Oct 2017 | 3 ROOM | S$288,000 | 721 sqft | S$399 | 04 TO 06 | 60 yr 9 mo |
| Jul 2017 | 4 ROOM | S$388,000 | 980 sqft | S$396 | 04 TO 06 | 61 yrs |
| Jul 2017 | 3 ROOM | S$270,000 | 721 sqft | S$374 | 04 TO 06 | 61 yrs |
| May 2017 | 3 ROOM | S$339,000 | 883 sqft | S$384 | 13 TO 15 | 61 yr 3 mo |
| Mar 2017 | 3 ROOM | S$305,500 | 721 sqft | S$424 | 07 TO 09 | 61 yr 4 mo |
| Dec 2016 | 3 ROOM | S$352,000 | 883 sqft | S$399 | 10 TO 12 | 61 yrs |
| Oct 2016 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 10 TO 12 | 61 yrs |
| Oct 2016 | 3 ROOM | S$280,000 | 721 sqft | S$388 | 10 TO 12 | 61 yrs |
| Sep 2016 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 10 TO 12 | 61 yrs |
| Nov 2015 | 3 ROOM | S$325,000 | 883 sqft | S$368 | 01 TO 03 | 62 yrs |
| Nov 2015 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 04 TO 06 | 62 yrs |
Showing the 40 most recent of 211 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 474 Ang Mo Kio Ave 10
S$515
-6.1%5 sales7.0% yield
Blk 472 Ang Mo Kio Ave 10
S$539
+4.1%4 sales7.5% yield
Blk 473 Ang Mo Kio Ave 10
S$592
+1.1%2 sales7.2% yield
Blk 475 Ang Mo Kio Ave 10
S$537
-13.9%3 sales7.3% yield
Blk 470 Ang Mo Kio Ave 10
S$515
-16.2%3 sales7.2% yield
Blk 402 Ang Mo Kio Ave 10
S$554
—1 sales5.9% yield
Blk 467 Ang Mo Kio Ave 10
S$525
-1.0%1 sales7.8% yield
Blk 404 Ang Mo Kio Ave 10
S$534
-6.5%3 sales8.1% 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.