Blk 538 Ang Mo Kio Ave 5
ANG MO KIO AVE 5 · ANG MO KIO · Singapore 560538 · D20
Median PSF · 12m
S$531
Median price · 12m
S$450K
Latest sale
S$388K
Aug 2026
1-year change
-8.9%
Sales · 12m
7
301 all time
Gross yield
6.99%
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
- +14.3%
- Annualised
- +3.9%
- Transactions
- 29
- 1 year
- -8.9%
- 3 years p.a.
- +2.8%
- 5 years p.a.
- +5.1%
- 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 538 Ang Mo Kio Ave 5 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$531 | S$634 | -16.2% |
| Median price | S$450K | S$610K | -26.2% |
| Gross rental yield | 6.99% | 6.36% | +0.6 pts |
| 1-year price change | -8.9% | +4.4% | -13.4 pts |
This development trades about 16% 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
9
Implied annual rent
S$34K
Gross yield
6.99%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 8 | S$2,700 |
| 4 ROOM | 1 | S$3,300 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
64/100
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.
- Liquidityweight 15%95
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%89
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%72
Gross yield against every other development in its segment.
- Price momentumweight 18%30
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%16
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 760 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 Interchange MRT760 m
- Ang Mo Kio MRT780 m
- Yio Chu Kang MRT1.2 km
- Tavistock MRT1.2 km
Schools within 2 km
- Anderson Secondary Schoolsecondary (s1-s5)240 m
- Jing Shan Primary Schoolprimary400 m
- Deyi Secondary Schoolsecondary (s1-s5)1.1 km
- Mayflower Primary Schoolprimary1.1 km
- Teck Ghee Primary Schoolprimary1.1 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.3 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$388,000 | 732 sqft | S$530 | 04 TO 06 | 52 yr 7 mo |
| May 2026 | 4 ROOM | S$540,000 | 1,001 sqft | S$539 | 04 TO 06 | 52 yr 9 mo |
| May 2026 | 3 ROOM | S$390,000 | 732 sqft | S$533 | 01 TO 03 | 52 yr 10 mo |
| Dec 2025 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 04 TO 06 | 53 yr 3 mo |
| Nov 2025 | 3 ROOM | S$450,000 | 883 sqft | S$510 | 04 TO 06 | 53 yr 4 mo |
| Oct 2025 | 3 ROOM | S$458,000 | 732 sqft | S$626 | 07 TO 09 | 53 yr 5 mo |
| Oct 2025 | 3 ROOM | S$453,000 | 883 sqft | S$513 | 10 TO 12 | 53 yr 5 mo |
| Jul 2025 | 3 ROOM | S$410,000 | 732 sqft | S$560 | 04 TO 06 | 53 yr 8 mo |
| Jun 2025 | 3 ROOM | S$492,000 | 883 sqft | S$557 | 04 TO 06 | 53 yr 9 mo |
| May 2025 | 3 ROOM | S$465,000 | 732 sqft | S$635 | 10 TO 12 | 53 yr 9 mo |
| May 2025 | 3 ROOM | S$442,888 | 732 sqft | S$605 | 07 TO 09 | 53 yr 9 mo |
| Apr 2025 | 3 ROOM | S$423,000 | 732 sqft | S$578 | 04 TO 06 | 53 yr 11 mo |
| Feb 2025 | 3 ROOM | S$520,000 | 883 sqft | S$589 | 07 TO 09 | 54 yr 1 mo |
| Jul 2024 | 4 ROOM | S$528,000 | 1,001 sqft | S$527 | 01 TO 03 | 54 yr 8 mo |
| Jul 2024 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 04 TO 06 | 54 yr 8 mo |
| Jul 2024 | 3 ROOM | S$388,000 | 732 sqft | S$530 | 01 TO 03 | 54 yr 8 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 04 TO 06 | 54 yr 8 mo |
| Dec 2023 | 3 ROOM | S$398,000 | 732 sqft | S$544 | 10 TO 12 | 55 yr 2 mo |
| May 2023 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 07 TO 09 | 55 yr 10 mo |
| Mar 2023 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 07 TO 09 | 55 yr 11 mo |
| Feb 2023 | 3 ROOM | S$358,000 | 732 sqft | S$489 | 01 TO 03 | 56 yr 2 mo |
| Jan 2023 | 3 ROOM | S$356,000 | 732 sqft | S$486 | 07 TO 09 | 56 yr 2 mo |
| Nov 2022 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 04 TO 06 | 56 yr 4 mo |
| Sep 2022 | 3 ROOM | S$335,888 | 732 sqft | S$459 | 01 TO 03 | 56 yr 5 mo |
| Aug 2022 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 07 TO 09 | 56 yr 7 mo |
| Mar 2022 | 3 ROOM | S$322,000 | 732 sqft | S$440 | 01 TO 03 | 56 yr 11 mo |
| Feb 2022 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 07 TO 09 | 57 yrs |
| Oct 2021 | 3 ROOM | S$342,000 | 732 sqft | S$467 | 04 TO 06 | 57 yr 5 mo |
| Oct 2021 | 3 ROOM | S$337,000 | 732 sqft | S$460 | 07 TO 09 | 57 yr 5 mo |
| Apr 2021 | 3 ROOM | S$316,888 | 732 sqft | S$433 | 10 TO 12 | 57 yr 11 mo |
| Apr 2021 | 3 ROOM | S$290,000 | 732 sqft | S$396 | 01 TO 03 | 57 yr 11 mo |
| Sep 2020 | 3 ROOM | S$312,888 | 732 sqft | S$427 | 07 TO 09 | 58 yr 5 mo |
| Aug 2020 | 3 ROOM | S$265,000 | 732 sqft | S$362 | 07 TO 09 | 58 yr 6 mo |
| Jul 2020 | 3 ROOM | S$250,000 | 732 sqft | S$342 | 01 TO 03 | 58 yr 7 mo |
| Mar 2020 | 3 ROOM | S$240,000 | 732 sqft | S$328 | 04 TO 06 | 58 yr 11 mo |
| Dec 2019 | 3 ROOM | S$245,000 | 732 sqft | S$335 | 07 TO 09 | 59 yr 2 mo |
| Oct 2019 | 3 ROOM | S$245,000 | 732 sqft | S$335 | 04 TO 06 | 59 yr 4 mo |
| Sep 2019 | 3 ROOM | S$265,000 | 732 sqft | S$362 | 04 TO 06 | 59 yr 5 mo |
| Sep 2019 | 3 ROOM | S$255,000 | 732 sqft | S$348 | 01 TO 03 | 59 yr 5 mo |
| Aug 2019 | 3 ROOM | S$250,000 | 732 sqft | S$342 | 04 TO 06 | 59 yr 6 mo |
Showing the 40 most recent of 301 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 539 Ang Mo Kio Ave 10
S$569
-5.9%2 sales5.7% yield
Blk 535 Ang Mo Kio Ave 5
S$546
-6.5%2 sales7.6% yield
Blk 536 Ang Mo Kio Ave 10
S$532
-3.2%6 sales7.5% yield
Blk 533 Ang Mo Kio Ave 5
S$562
-0.8%3 sales7.9% yield
Blk 534 Ang Mo Kio Ave 10
S$585
0.0%1 sales7.7% yield
Blk 540 Ang Mo Kio Ave 10
S$555
-2.8%3 sales7.7% yield
Blk 532 Ang Mo Kio Ave 10
S$512
—1 sales
Blk 524 Ang Mo Kio Ave 5
S$587
+1.2%1 sales7.7% 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.