Blk 509 Ang Mo Kio Ave 8
ANG MO KIO AVE 8 · ANG MO KIO · Singapore 560509 · D20
Median PSF · 12m
S$600
Median price · 12m
S$455K
Latest sale
S$433K
Jun 2026
1-year change
+7.1%
Sales · 12m
3
207 all time
Gross yield
7.36%
11 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
- +28.5%
- Annualised
- +7.4%
- Transactions
- 18
- 1 year
- +7.1%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- +8.3%
- 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 509 Ang Mo Kio Ave 8 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$600 | S$634 | -5.4% |
| Median price | S$455K | S$610K | -25.4% |
| Gross rental yield | 7.36% | 6.36% | +1.0 pts |
| 1-year price change | +7.1% | +4.4% | +2.7 pts |
This development trades about 5% 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$2,800
Contracts · 12m
11
Implied annual rent
S$34K
Gross yield
7.36%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 10 | S$2,800 |
| 4 ROOM | 1 | S$3,300 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
67/100
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.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%80
Gross yield against every other development in its segment.
- Price momentumweight 18%70
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%57
How its median price per square foot compares with its own district.
- Locationweight 15%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio MRT at 490 m.
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 MRT490 m
- Ang Mo Kio Interchange MRT520 m
- Yio Chu Kang MRT1.0 km
- Teck Ghee MRT1.1 km
Schools within 2 km
- Anderson Secondary Schoolsecondary (s1-s5)160 m
- Jing Shan Primary Schoolprimary300 m
- Mayflower Primary Schoolprimary810 m
- Deyi Secondary Schoolsecondary (s1-s5)930 m
- Teck Ghee Primary Schoolprimary940 m
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.0 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 | 3 ROOM | S$433,000 | 721 sqft | S$600 | 04 TO 06 | 53 yr 1 mo |
| Apr 2026 | 3 ROOM | S$455,000 | 872 sqft | S$522 | 01 TO 03 | 53 yr 3 mo |
| Dec 2025 | 3 ROOM | S$465,000 | 721 sqft | S$645 | 04 TO 06 | 53 yr 7 mo |
| May 2025 | 3 ROOM | S$475,000 | 872 sqft | S$545 | 04 TO 06 | 54 yr 2 mo |
| Apr 2025 | 3 ROOM | S$440,000 | 721 sqft | S$610 | 10 TO 12 | 54 yr 3 mo |
| Feb 2025 | 3 ROOM | S$485,000 | 872 sqft | S$556 | 10 TO 12 | 54 yr 5 mo |
| Jan 2025 | 4 ROOM | S$548,888 | 980 sqft | S$560 | 10 TO 12 | 54 yr 6 mo |
| Dec 2024 | 3 ROOM | S$425,000 | 721 sqft | S$589 | 07 TO 09 | 54 yr 7 mo |
| Jun 2024 | 3 ROOM | S$465,000 | 872 sqft | S$533 | 01 TO 03 | 55 yr 1 mo |
| Jan 2024 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 10 TO 12 | 55 yr 5 mo |
| Dec 2023 | 3 ROOM | S$398,888 | 721 sqft | S$553 | 07 TO 09 | 55 yr 7 mo |
| Oct 2023 | 3 ROOM | S$425,000 | 872 sqft | S$487 | 01 TO 03 | 55 yr 9 mo |
| Jun 2023 | 3 ROOM | S$391,500 | 721 sqft | S$543 | 07 TO 09 | 56 yr 1 mo |
| Nov 2022 | 3 ROOM | S$348,000 | 721 sqft | S$483 | 01 TO 03 | 56 yr 8 mo |
| Aug 2022 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 07 TO 09 | 56 yr 11 mo |
| Jan 2022 | 3 ROOM | S$346,000 | 721 sqft | S$480 | 04 TO 06 | 57 yr 5 mo |
| Aug 2021 | 3 ROOM | S$366,000 | 872 sqft | S$420 | 01 TO 03 | 57 yr 11 mo |
| Apr 2021 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 04 TO 06 | 58 yr 3 mo |
| Jan 2021 | 4 ROOM | S$380,000 | 980 sqft | S$388 | 01 TO 03 | 58 yr 6 mo |
| Dec 2020 | 4 ROOM | S$360,000 | 980 sqft | S$368 | 01 TO 03 | 58 yr 7 mo |
| Jul 2020 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 01 TO 03 | 58 yr 11 mo |
| Jun 2020 | 3 ROOM | S$318,000 | 721 sqft | S$441 | 10 TO 12 | 59 yr 1 mo |
| Sep 2019 | 3 ROOM | S$345,000 | 872 sqft | S$396 | 07 TO 09 | 59 yr 9 mo |
| Jun 2019 | 3 ROOM | S$330,000 | 872 sqft | S$378 | 04 TO 06 | 60 yr 3 mo |
| Apr 2019 | 3 ROOM | S$253,000 | 721 sqft | S$351 | 04 TO 06 | 60 yr 2 mo |
| Dec 2018 | EXECUTIVE | S$835,000 | 1,668 sqft | S$500 | 07 TO 09 | 60 yr 6 mo |
| Nov 2018 | 3 ROOM | S$360,000 | 872 sqft | S$413 | 07 TO 09 | 60 yr 7 mo |
| Jul 2018 | 3 ROOM | S$368,000 | 872 sqft | S$422 | 07 TO 09 | 60 yr 11 mo |
| Jul 2018 | 3 ROOM | S$280,000 | 721 sqft | S$388 | 07 TO 09 | 60 yr 11 mo |
| Jun 2018 | 3 ROOM | S$300,000 | 721 sqft | S$416 | 01 TO 03 | 61 yrs |
| May 2018 | 3 ROOM | S$346,888 | 872 sqft | S$398 | 10 TO 12 | 61 yr 2 mo |
| May 2018 | 3 ROOM | S$262,000 | 721 sqft | S$363 | 10 TO 12 | 61 yr 2 mo |
| May 2017 | 3 ROOM | S$398,000 | 872 sqft | S$456 | 07 TO 09 | 62 yr 1 mo |
| Jan 2017 | 3 ROOM | S$390,000 | 872 sqft | S$447 | 01 TO 03 | 62 yr 5 mo |
| Sep 2015 | 3 ROOM | S$398,000 | 872 sqft | S$456 | 01 TO 03 | 63 yrs |
| Jul 2015 | 3 ROOM | S$331,000 | 721 sqft | S$459 | 04 TO 06 | 63 yrs |
| May 2015 | 3 ROOM | S$323,000 | 721 sqft | S$448 | 01 TO 03 | 64 yrs |
| Apr 2015 | 3 ROOM | S$340,000 | 721 sqft | S$471 | 04 TO 06 | 64 yrs |
| Nov 2014 | 3 ROOM | S$378,000 | 721 sqft | S$524 | 07 TO 09 | 64 yr 2 mo |
| Nov 2014 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 01 TO 03 | 64 yr 2 mo |
Showing the 40 most recent of 207 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 507 Ang Mo Kio Ave 8
S$618
-2.0%2 sales7.4% yield
Blk 511 Ang Mo Kio Ave 8
S$574
+4.1%2 sales7.4% yield
Blk 505 Ang Mo Kio Ave 8
S$600
+2.8%1 sales7.7% yield
Blk 508 Ang Mo Kio Ave 8
S$697
+0.8%1 sales5.0% yield
Blk 510 Ang Mo Kio Ave 8
S$755
+12.8%2 sales7.7% yield
Blk 513 Ang Mo Kio Ave 8
S$603
+1.5%1 sales7.6% yield
Blk 506 Ang Mo Kio Ave 8
S$654
+6.7%1 sales7.5% yield
Blk 504 Ang Mo Kio Ave 8
S$592
-3.7%2 sales7.4% 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.