Blk 556 Ang Mo Kio Ave 10
ANG MO KIO AVE 10 · ANG MO KIO · Singapore 560556 · D20
Median PSF · 12m
S$532
Median price · 12m
S$428K
Latest sale
S$450K
Mar 2026
1-year change
-3.3%
Sales · 12m
2
207 all time
Gross yield
8.22%
5 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
- +23.2%
- Annualised
- +6.1%
- Transactions
- 22
- 1 year
- -3.3%
- 3 years p.a.
- +1.2%
- 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 556 Ang Mo Kio Ave 10 | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$532 | S$634 | -16.2% |
| Median price | S$428K | S$610K | -29.9% |
| Gross rental yield | 8.22% | 6.36% | +1.9 pts |
| 1-year price change | -3.3% | +4.4% | -7.8 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$2,700
Contracts · 12m
5
Implied annual rent
S$32K
Gross yield
8.22%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$2,700 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
59/100
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.
- Rental yieldweight 20%92
Gross yield against every other development in its segment.
- 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.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%25
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tavistock MRT at 650 m.
- Price momentumweight 18%15
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT650 m
- Ang Mo Kio Interchange MRT840 m
- Ang Mo Kio MRT920 m
- Teck Ghee MRT1.7 km
Schools within 2 km
- Jing Shan Primary Schoolprimary610 m
- Anderson Secondary Schoolsecondary (s1-s5)720 m
- Deyi Secondary Schoolsecondary (s1-s5)880 m
- Teck Ghee Primary Schoolprimary1.0 km
- Serangoon Garden Secondary Schoolsecondary (s1-s5)1.3 km
- Townsville Primary Schoolprimary1.4 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 3 ROOM | S$450,000 | 883 sqft | S$510 | 07 TO 09 | 52 yr 10 mo |
| Dec 2025 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 07 TO 09 | 53 yr 2 mo |
| Sep 2025 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 10 TO 12 | 53 yr 4 mo |
| Mar 2025 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 01 TO 03 | 53 yr 11 mo |
| Dec 2024 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 07 TO 09 | 54 yr 3 mo |
| Nov 2024 | 3 ROOM | S$390,000 | 732 sqft | S$533 | 04 TO 06 | 54 yr 3 mo |
| Aug 2024 | 4 ROOM | S$466,000 | 990 sqft | S$471 | 01 TO 03 | 54 yr 7 mo |
| Jul 2024 | 4 ROOM | S$548,000 | 990 sqft | S$553 | 10 TO 12 | 54 yr 7 mo |
| Nov 2023 | 4 ROOM | S$488,000 | 990 sqft | S$493 | 07 TO 09 | 55 yr 3 mo |
| Oct 2023 | EXECUTIVE | S$995,000 | 1,755 sqft | S$567 | 10 TO 12 | 55 yr 3 mo |
| Feb 2023 | 3 ROOM | S$390,000 | 732 sqft | S$533 | 13 TO 15 | 56 yrs |
| Jan 2023 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 04 TO 06 | 56 yr 2 mo |
| Jun 2022 | 3 ROOM | S$448,888 | 883 sqft | S$509 | 13 TO 15 | 56 yr 8 mo |
| Jan 2022 | 4 ROOM | S$452,888 | 990 sqft | S$457 | 13 TO 15 | 57 yr 1 mo |
| Jan 2022 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 01 TO 03 | 57 yrs |
| Jan 2022 | 3 ROOM | S$318,000 | 732 sqft | S$434 | 01 TO 03 | 57 yr 1 mo |
| Dec 2021 | 3 ROOM | S$310,000 | 732 sqft | S$424 | 04 TO 06 | 57 yr 1 mo |
| Aug 2021 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 07 TO 09 | 57 yr 6 mo |
| May 2021 | 3 ROOM | S$318,000 | 732 sqft | S$434 | 07 TO 09 | 57 yr 9 mo |
| Mar 2021 | 3 ROOM | S$302,888 | 732 sqft | S$414 | 10 TO 12 | 57 yr 10 mo |
| Feb 2021 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 07 TO 09 | 58 yrs |
| Jan 2021 | EXECUTIVE | S$950,000 | 1,755 sqft | S$541 | 04 TO 06 | 58 yr 1 mo |
| Dec 2020 | 3 ROOM | S$285,000 | 732 sqft | S$389 | 04 TO 06 | 58 yr 2 mo |
| Jul 2020 | 3 ROOM | S$248,000 | 732 sqft | S$339 | 04 TO 06 | 58 yr 6 mo |
| Jun 2020 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 07 TO 09 | 58 yr 9 mo |
| Jan 2020 | 3 ROOM | S$220,000 | 732 sqft | S$301 | 07 TO 09 | 59 yr 1 mo |
| Sep 2019 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 01 TO 03 | 59 yr 4 mo |
| Dec 2018 | 3 ROOM | S$322,000 | 732 sqft | S$440 | 04 TO 06 | 60 yr 1 mo |
| Oct 2018 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 07 TO 09 | 60 yr 3 mo |
| Sep 2018 | 3 ROOM | S$250,000 | 732 sqft | S$342 | 07 TO 09 | 60 yr 4 mo |
| Aug 2018 | 3 ROOM | S$241,000 | 732 sqft | S$329 | 01 TO 03 | 60 yr 5 mo |
| Jun 2018 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 10 TO 12 | 60 yr 7 mo |
| Jul 2017 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 07 TO 09 | 61 yr 6 mo |
| Apr 2017 | 3 ROOM | S$300,000 | 883 sqft | S$340 | 04 TO 06 | 61 yr 9 mo |
| Feb 2017 | 3 ROOM | S$315,000 | 732 sqft | S$430 | 07 TO 09 | 61 yr 11 mo |
| Dec 2016 | EXECUTIVE | S$800,000 | 1,755 sqft | S$456 | 10 TO 12 | 62 yrs |
| Nov 2016 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 10 TO 12 | 62 yrs |
| Apr 2016 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 07 TO 09 | 62 yrs |
| Apr 2016 | 3 ROOM | S$308,000 | 732 sqft | S$421 | 10 TO 12 | 62 yrs |
| Dec 2015 | 3 ROOM | S$308,888 | 732 sqft | S$422 | 10 TO 12 | 63 yrs |
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 557 Ang Mo Kio Ave 10
S$568
+2.9%2 sales7.5% yield
Blk 553 Ang Mo Kio Ave 10
S$588
+6.8%1 sales4.3% yield
Blk 559 Ang Mo Kio Ave 10
S$554
-1.4%3 sales7.9% yield
Blk 561 Ang Mo Kio Ave 10
S$532
-4.6%1 sales7.6% yield
Blk 550 Ang Mo Kio Ave 10
S$542
-1.9%2 sales7.4% yield
Blk 546 Ang Mo Kio Ave 10
S$518
-1.6%4 sales7.9% yield
Blk 545 Ang Mo Kio Ave 10
S$614
+4.1%1 sales5.4% yield
Blk 558 Ang Mo Kio Ave 10
S$508
-9.3%5 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.