Blk 539 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560539 · D20
Median PSF · 12m
S$569
Median price · 12m
S$723K
Latest sale
S$755K
Jul 2026
1-year change
-5.9%
Sales · 12m
2
120 all time
Gross yield
5.66%
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
- +46.6%
- Annualised
- +16.5%
- Transactions
- 13
- 1 year
- -5.9%
- 3 years p.a.
- +3.6%
- 5 years p.a.
- +7.4%
- Median size
- 1,270 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 539 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$569 | S$634 | -10.3% |
| Median price | S$723K | S$610K | +18.5% |
| Gross rental yield | 5.66% | 6.36% | -0.7 pts |
| 1-year price change | -5.9% | +4.4% | -10.3 pts |
This development trades about 10% 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$3,500
Contracts · 12m
6
Implied annual rent
S$42K
Gross yield
5.66%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 6 | S$3,500 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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.
- Valuationweight 22%73
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%42
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%29
Gross yield against every other development in its segment.
- Locationweight 15%14
Distance to the nearest rail station, plus schools within 1 km. Nearest is Ang Mo Kio Interchange MRT at 790 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 MRT790 m
- Ang Mo Kio MRT820 m
- Tavistock MRT1.1 km
- Yio Chu Kang MRT1.3 km
Schools within 2 km
- Anderson Secondary Schoolsecondary (s1-s5)320 m
- Jing Shan Primary Schoolprimary420 m
- Deyi Secondary Schoolsecondary (s1-s5)1.1 km
- Teck Ghee Primary Schoolprimary1.1 km
- Mayflower Primary Schoolprimary1.2 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.4 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$755,000 | 1,270 sqft | S$594 | 22 TO 24 | 52 yr 7 mo |
| Dec 2025 | 5 ROOM | S$690,888 | 1,270 sqft | S$544 | 07 TO 09 | 53 yr 3 mo |
| Jul 2025 | 5 ROOM | S$720,888 | 1,270 sqft | S$568 | 25 TO 27 | 53 yr 8 mo |
| Jun 2025 | 5 ROOM | S$795,000 | 1,270 sqft | S$626 | 19 TO 21 | 53 yr 9 mo |
| Apr 2025 | 5 ROOM | S$750,800 | 1,270 sqft | S$591 | 04 TO 06 | 53 yr 11 mo |
| Oct 2024 | 5 ROOM | S$785,000 | 1,270 sqft | S$618 | 16 TO 18 | 54 yr 5 mo |
| Aug 2024 | 5 ROOM | S$762,000 | 1,270 sqft | S$600 | 13 TO 15 | 54 yr 8 mo |
| Sep 2023 | 5 ROOM | S$650,000 | 1,270 sqft | S$512 | 01 TO 03 | 55 yr 5 mo |
| Jun 2022 | 5 ROOM | S$670,000 | 1,270 sqft | S$528 | 19 TO 21 | 56 yr 9 mo |
| Mar 2022 | 5 ROOM | S$645,000 | 1,270 sqft | S$508 | 10 TO 12 | 57 yrs |
| Mar 2022 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 04 TO 06 | 56 yr 11 mo |
| Jan 2022 | 5 ROOM | S$670,000 | 1,270 sqft | S$528 | 22 TO 24 | 57 yr 1 mo |
| Oct 2021 | 5 ROOM | S$515,000 | 1,270 sqft | S$405 | 01 TO 03 | 57 yr 5 mo |
| Nov 2020 | 5 ROOM | S$470,000 | 1,270 sqft | S$370 | 19 TO 21 | 58 yr 4 mo |
| Oct 2020 | 5 ROOM | S$540,000 | 1,270 sqft | S$425 | 10 TO 12 | 58 yr 4 mo |
| May 2020 | 5 ROOM | S$545,000 | 1,270 sqft | S$429 | 19 TO 21 | 58 yr 11 mo |
| Feb 2020 | 5 ROOM | S$555,000 | 1,270 sqft | S$437 | 10 TO 12 | 59 yrs |
| Feb 2020 | 5 ROOM | S$518,000 | 1,270 sqft | S$408 | 13 TO 15 | 59 yrs |
| Apr 2018 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 10 TO 12 | 60 yr 10 mo |
| Jan 2018 | 5 ROOM | S$530,000 | 1,270 sqft | S$417 | 04 TO 06 | 61 yr 2 mo |
| Sep 2017 | 5 ROOM | S$560,000 | 1,270 sqft | S$441 | 16 TO 18 | 61 yr 5 mo |
| May 2017 | 5 ROOM | S$620,000 | 1,270 sqft | S$488 | 19 TO 21 | 61 yr 9 mo |
| May 2017 | 5 ROOM | S$560,000 | 1,270 sqft | S$441 | 07 TO 09 | 61 yr 9 mo |
| Mar 2017 | 5 ROOM | S$637,000 | 1,270 sqft | S$502 | 22 TO 24 | 61 yr 11 mo |
| Mar 2017 | 5 ROOM | S$585,000 | 1,270 sqft | S$461 | 10 TO 12 | 61 yr 11 mo |
| Mar 2016 | 5 ROOM | S$565,000 | 1,270 sqft | S$445 | 22 TO 24 | 63 yrs |
| Jun 2015 | 5 ROOM | S$650,000 | 1,270 sqft | S$512 | 22 TO 24 | 63 yrs |
| Jun 2015 | 5 ROOM | S$625,000 | 1,270 sqft | S$492 | 16 TO 18 | 63 yrs |
| Sep 2014 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 04 TO 06 | 64 yr 4 mo |
| Aug 2014 | 5 ROOM | S$598,000 | 1,270 sqft | S$471 | 10 TO 12 | 64 yr 5 mo |
| Jul 2014 | 5 ROOM | S$600,000 | 1,270 sqft | S$472 | 25 TO 27 | 64 yr 6 mo |
| Apr 2013 | 5 ROOM | S$595,000 | 1,270 sqft | S$468 | 01 TO 03 | 65 yr 9 mo |
| Dec 2012 | 5 ROOM | S$595,000 | 1,270 sqft | S$468 | 10 TO 12 | 66 yr 1 mo |
| Dec 2010 | 5 ROOM | S$520,000 | 1,270 sqft | S$409 | 19 TO 21 | 68 yr 1 mo |
| Oct 2010 | 5 ROOM | S$525,000 | 1,270 sqft | S$413 | 19 TO 21 | 68 yr 3 mo |
| Jul 2010 | 5 ROOM | S$506,000 | 1,270 sqft | S$398 | 16 TO 18 | 68 yr 6 mo |
| Jun 2010 | 5 ROOM | S$515,000 | 1,270 sqft | S$405 | 19 TO 21 | 68 yr 7 mo |
| Apr 2010 | 5 ROOM | S$471,000 | 1,270 sqft | S$371 | 13 TO 15 | 68 yr 9 mo |
| Jan 2010 | 5 ROOM | S$418,000 | 1,270 sqft | S$329 | 04 TO 06 | 69 yrs |
| Mar 2009 | 5 ROOM | S$428,000 | 1,270 sqft | S$337 | 04 TO 06 | 69 yr 10 mo |
Showing the 40 most recent of 120 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 536 Ang Mo Kio Ave 10
S$532
-3.2%6 sales7.5% yield
Blk 538 Ang Mo Kio Ave 5
S$531
-8.9%7 sales7.0% yield
Blk 540 Ang Mo Kio Ave 10
S$555
-2.8%3 sales7.7% yield
Blk 534 Ang Mo Kio Ave 10
S$585
0.0%1 sales7.7% yield
Blk 535 Ang Mo Kio Ave 5
S$546
-6.5%2 sales7.6% yield
Blk 532 Ang Mo Kio Ave 10
S$512
—1 sales
Blk 542 Ang Mo Kio Ave 10
S$557
+1.3%4 sales7.2% yield
Blk 533 Ang Mo Kio Ave 5
S$562
-0.8%3 sales7.9% 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.