Blk 512 Ang Mo Kio Ave 8
ANG MO KIO AVE 8 · ANG MO KIO · Singapore 560512 · D20
Median PSF · 12m
S$542
Median price · 12m
S$543K
Latest sale
S$543K
Nov 2025
1-year change
-10.5%
Sales · 12m
1
180 all time
Gross yield
7.37%
8 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
- +32.4%
- Annualised
- +8.3%
- Transactions
- 18
- 1 year
- -10.5%
- 3 years p.a.
- +2.8%
- 5 years p.a.
- +3.1%
- 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 512 Ang Mo Kio Ave 8 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$542 | S$634 | -14.5% |
| Median price | S$543K | S$610K | -11.0% |
| Gross rental yield | 7.37% | 6.36% | +1.0 pts |
| 1-year price change | -10.5% | +4.4% | -15.0 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$2,850
Contracts · 12m
8
Implied annual rent
S$34K
Gross yield
7.37%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 7 | S$2,800 |
| 4 ROOM | 1 | S$3,700 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
62/100
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%85
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.
- Rental yieldweight 20%80
Gross yield against every other development in its segment.
- Locationweight 15%70
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio MRT at 340 m.
- Price momentumweight 18%31
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 MRT340 m
- Ang Mo Kio Interchange MRT390 m
- Teck Ghee MRT1.0 km
- Yio Chu Kang MRT1.1 km
Schools within 2 km
- Anderson Secondary Schoolsecondary (s1-s5)330 m
- Jing Shan Primary Schoolprimary330 m
- Mayflower Primary Schoolprimary780 m
- Teck Ghee Primary Schoolprimary810 m
- Deyi Secondary Schoolsecondary (s1-s5)830 m
- Ang Mo Kio 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 |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | S$543,000 | 1,001 sqft | S$542 | 04 TO 06 | 53 yr 10 mo |
| Jul 2025 | 3 ROOM | S$510,000 | 883 sqft | S$578 | 04 TO 06 | 54 yr 2 mo |
| Jul 2025 | 3 ROOM | S$465,888 | 732 sqft | S$637 | 07 TO 09 | 54 yr 2 mo |
| Jun 2025 | 3 ROOM | S$418,888 | 732 sqft | S$572 | 01 TO 03 | 54 yr 3 mo |
| May 2025 | 3 ROOM | S$535,000 | 883 sqft | S$606 | 07 TO 09 | 54 yr 3 mo |
| Mar 2025 | 3 ROOM | S$458,000 | 732 sqft | S$626 | 10 TO 12 | 54 yr 5 mo |
| Jul 2024 | 3 ROOM | S$395,000 | 732 sqft | S$540 | 01 TO 03 | 55 yr 2 mo |
| May 2024 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 04 TO 06 | 55 yr 4 mo |
| Mar 2024 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 07 TO 09 | 55 yr 6 mo |
| Oct 2023 | 4 ROOM | S$538,000 | 1,001 sqft | S$537 | 10 TO 12 | 55 yr 11 mo |
| Oct 2023 | 3 ROOM | S$410,000 | 732 sqft | S$560 | 10 TO 12 | 55 yr 10 mo |
| Aug 2023 | 3 ROOM | S$380,000 | 732 sqft | S$519 | 04 TO 06 | 56 yr 1 mo |
| Mar 2023 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 01 TO 03 | 56 yr 6 mo |
| Jul 2022 | 3 ROOM | S$368,000 | 732 sqft | S$503 | 04 TO 06 | 57 yr 2 mo |
| Mar 2022 | 4 ROOM | S$472,000 | 1,001 sqft | S$472 | 01 TO 03 | 57 yr 6 mo |
| Feb 2022 | 3 ROOM | S$385,000 | 732 sqft | S$526 | 10 TO 12 | 57 yr 7 mo |
| Sep 2021 | 3 ROOM | S$383,000 | 732 sqft | S$523 | 07 TO 09 | 57 yr 11 mo |
| Mar 2021 | 3 ROOM | S$299,888 | 732 sqft | S$410 | 04 TO 06 | 58 yr 5 mo |
| Oct 2019 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 04 TO 06 | 59 yr 10 mo |
| Apr 2019 | 3 ROOM | S$360,000 | 883 sqft | S$408 | 07 TO 09 | 60 yr 5 mo |
| Dec 2018 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 07 TO 09 | 60 yr 9 mo |
| Nov 2018 | 3 ROOM | S$288,000 | 732 sqft | S$393 | 10 TO 12 | 60 yr 10 mo |
| Oct 2018 | 4 ROOM | S$430,000 | 1,001 sqft | S$430 | 07 TO 09 | 60 yr 11 mo |
| Jun 2018 | 3 ROOM | S$318,000 | 732 sqft | S$434 | 07 TO 09 | 61 yr 2 mo |
| Apr 2018 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 04 TO 06 | 61 yr 4 mo |
| Mar 2018 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 07 TO 09 | 61 yr 5 mo |
| Nov 2017 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 10 TO 12 | 61 yr 9 mo |
| May 2017 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 10 TO 12 | 62 yr 3 mo |
| May 2017 | 3 ROOM | S$300,000 | 732 sqft | S$410 | 01 TO 03 | 62 yr 3 mo |
| Feb 2017 | 4 ROOM | S$485,000 | 1,001 sqft | S$484 | 07 TO 09 | 62 yr 6 mo |
| Jun 2016 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 01 TO 03 | 63 yrs |
| Jan 2016 | 3 ROOM | S$358,000 | 732 sqft | S$489 | 10 TO 12 | 63 yrs |
| Nov 2015 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 10 TO 12 | 63 yrs |
| Jun 2015 | 3 ROOM | S$300,000 | 732 sqft | S$410 | 01 TO 03 | 64 yrs |
| Mar 2015 | 3 ROOM | S$363,000 | 732 sqft | S$496 | 10 TO 12 | 64 yrs |
| Feb 2015 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 07 TO 09 | 64 yrs |
| Nov 2014 | 3 ROOM | S$355,000 | 732 sqft | S$485 | 04 TO 06 | 64 yr 2 mo |
| Sep 2013 | 3 ROOM | S$393,000 | 732 sqft | S$537 | 10 TO 12 | 65 yr 4 mo |
| Jun 2013 | 3 ROOM | S$392,000 | 732 sqft | S$536 | 10 TO 12 | 65 yr 7 mo |
| Jan 2013 | 3 ROOM | S$375,000 | 732 sqft | S$512 | 07 TO 09 | 66 yrs |
Showing the 40 most recent of 180 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
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 508 Ang Mo Kio Ave 8
S$697
+0.8%1 sales5.0% yield
Blk 511 Ang Mo Kio Ave 8
S$574
+4.1%2 sales7.4% yield
Blk 596B Ang Mo Kio St 52
S$811
-3.3%4 sales5.3% yield
Blk 509 Ang Mo Kio Ave 8
S$600
+7.1%3 sales7.4% yield
Blk 506 Ang Mo Kio Ave 8
S$654
+6.7%1 sales7.5% yield
Blk 596A Ang Mo Kio St 52
S$840
-5.2%3 sales4.7% 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.