By Gary Lim, ERA Senior Division Director (CEA R009877B) · 17+ years, 500+ transactions · Updated 11 September 2026

Ang Mo Kio is my home ground, so I’ll be blunt. Most people misread the Ang Mo Kio HDB resale market because they only see the headlines: $1.5 million for a DBSS flat, $1.15 million for a four-room, a 46-year-old jumbo at $1.35 million. Those deals are real. They’re also a small corner of the town.

The rest of AMK is one of Singapore’s oldest big HDB towns. The first blocks went up in the mid-1970s, and on CheckHowMuch’s count 83% of its 363 blocks now have under 60 years of lease left. That’s the highest share of any town in this 12-part series. It’s why a four-room here costs about what it costs in Sengkang, and about $150,000 less than in Bishan, just across the park.

So I treat AMK as two towns sharing a postcode: a large old-lease town that’s good value if you understand the lease, and a thin young-lease town whose prices make sense once you see the supply calendar.

Ang Mo Kio at a glance

A quick note on the data. The providers calculate medians differently. Homejourney and CheckHowMuch use rolling 12-month windows, while HDB publishes quarterly medians from registered applications. Read each figure as a range.

The record board: AMK’s million-dollar map

First, a correction. The well-known $1.268 million Park Central @ AMK sale in February 2024 is no longer the town record. It has been beaten twice, both times in the same DBSS project.

Look at where these deals are. Three are at Park Central @ AMK, a 2011 DBSS project of just 578 flats, 402 of them five-rooms. Two are at Ang Mo Kio Court, which only reached MOP in September 2025. One is Cheng San Court, which on 99.co’s count supplied 22 of roughly 30 AMK million-dollar four-rooms over three years. The jumbos are the exception: old flats with about 53 years left that sell on sheer size.

The run hasn’t stopped. CheckHowMuch shows Ang Mo Kio Court five-rooms at $1.315 million and $1.277 million in August 2026. One tracker (HDB Insights, single source) counts around 100 AMK million-dollar resales so far this year. For the national picture, including August’s record 201, see my breakdown of million-dollar HDB flats in 2026.

One town, three markets

When an AMK owner asks what their flat is worth, the first thing I check is which of these three markets they’re in.

Market 1: Old AMK (most of the town)

These are the 1970s and 1980s blocks along Avenues 1, 3, 4, 5, 8 and 10, mostly three-rooms and four-rooms with about 48 to 65 years left. In Homejourney’s latest six-month window, Avenue 3 four-rooms traded at $600,000 to $648,000 ($569 to $614 psf). This is where the town’s volume is, and it trades on lease, MRT distance and floor, not headlines.

Market 2: Young AMK (a thin slice)

Park Central @ AMK, Cheng San Court (keys around 2019) and Ang Mo Kio Court (keys around 2020 to 2021). Four-rooms here clear $935,000 to $1.15 million, and five-rooms $1.15 to $1.5 million, at $1,000 to $1,160 psf. That’s about double the psf of an Avenue 3 four-room, for roughly 40 more years of lease. Cheng San Court three-rooms sold at $720,000 to $722,888 in July and August 2026, above the town’s four-room median.

Market 3: Jumbos and executives

A tiny pool: 9 executive deals in 12 months. About 53 years left, but 1,870 to 1,920 sqft at around $705 psf. Buyers are usually multi-generation families who want space more than lease. More in jumbo-flats-singapore.

Ang Mo Kio HDB resale prices by flat type

The bases differ: HDB’s figure covers one quarter, the others are rolling 12-month windows to August or September 2026.

Here’s what’s odd. In a mature town next to Bishan, three-rooms and four-rooms sell slightly below the national median, while five-rooms and executives sell about a third above it. The reason is the mix. AMK’s four-room pool is mostly old stock, and its small five-room pool is heavy with Park Central and young BTO flats. The five-room median is really a young-flat median.

The same mix puts the town-wide median ($516,000) below Yishun’s $538,000 in this series. AMK isn’t cheaper than Yishun. Almost half its deals are three-rooms. Don’t price your flat off the town-wide figure.

The Bishan gap: $150k across the park

According to HDB’s 2Q2026 median resale prices, an Ang Mo Kio four-room was $638,000 and a Bishan four-room was $788,000. Bishan’s five-room median was $978,000, right where AMK’s five-rooms land on the providers.

At four-room level, AMK really is “Bishan next door at a discount”. The Kebun Baru side and the Avenue 1 and 3 blocks along Bishan-Ang Mo Kio Park share the same park and malls, and are about $150,000 cheaper on the median. On a 75% bank loan over 25 years, that’s roughly $445 a month less at 1.40%. You pay for it with lease. At five-room level the discount largely disappears, because AMK’s five-rooms are its youngest stock.

The June 2026 BTO results said the same. Lakeview Cascadia at Bishan Lakeview (1,221 flats, Prime) drew 3,753 applications for 745 four-rooms, 3.7 times for first-timer families. AMK’s Kebun Baru Ridge and Kebun Baru Breeze (1,064 flats, Plus) drew 1,153 applications for 592 four-rooms, just 1.3 times (Stacked’s tally), at similar prices. Even for new flats, buyers priced AMK below Bishan.

That leaves about 3,000 unsuccessful Lakeview four-room applicants, and the November 2026 exercise has no AMK or Bishan project (november-2026-bto-launch-preview). Some will switch to resale, and the cheapest mature four-rooms near the park are on AMK’s side. I expect that to firm up AMK old-stock prices, not close the gap.

How AMK compares with the other towns in this series

Every town in the series is scored on the same three measures: share of blocks under 60 years, gap between the dearest and cheapest street medians, and annual resale volume.

The oldest lease profile in the series. About 83% of blocks are under 60 years, ahead of Bedok (~68%) and Toa Payoh (~57%). Lease decay matters more in AMK than anywhere else I’ve covered.

The widest street spread. Ang Mo Kio Street 23 (Ang Mo Kio Court) has a median of $1.135 million, Avenue 8 is at $365,000: a 211% gap, against 74% in Serangoon (serangoon-hdb-resale-2026) and 26% in Sengkang (sengkang-hdb-resale-2026). Street 23 has only 71 deals, so I reran it using streets with 100+ deals (Street 21 at $930,000 vs Avenue 8). It’s still about 155%. CheckHowMuch’s street medians cover all flat types since 2017, so they partly reflect each street’s mix.

Lower volume than you’d expect. Only 888 deals in 12 months, about half of Sengkang or Yishun. Many AMK owners have lived here since the 1980s and aren’t selling. Fewer listings mean patchier pricing, which helps a well-prepared seller.

Lease decay: 83% of blocks under 60 years

AMK’s lowest remaining lease is about 48 years, and a block with 55 years today will have 45 by 2036. In practice:

• CPF and loans get pro-rated if the lease doesn’t cover the youngest buyer to age 95. A 35-year-old buying a flat with 52 years left falls 8 years short. A 43-year-old buying the same flat doesn’t. The same flat is worth more to an older buyer.
• Your buyer pool shrinks every year. That’s why old-stock psf can drift while the town’s records rise. Homejourney shows Avenue 3’s median psf down 3.4% over its window.
• Don’t buy expecting SERS. AMK did get one: in 2022 HDB picked Blocks 562 to 565 Ang Mo Kio Avenue 3 (606 flats, completed 1979), with replacement flats at Pine Ville @ AMK due around 2027. That’s one cluster among hundreds of blocks. VERS details aren’t fully out yet either.

The trade-off is the same one I covered for private property in lease decay in condos: is it still worth buying?, only stricter, because an HDB lease runs to zero with no en bloc exit.

Supply math: why young flats stay scarce until 2033

Why does an Ang Mo Kio Court four-room cost $1 million or more? Location is part of it. The bigger part is that there’s almost nothing young to buy instead, and the calendar says that won’t change for years.

The count: since 2022, AMK has launched roughly 3,800 BTO flats. About 2,900 are Plus flats with 10-year MOPs that can’t be resold until around 2039 to 2040. Between now and 2033, the only young-lease flats that become sellable are Yio Chu Kang Beacon’s 454 and Kebun Baru Edge’s 380. That’s 834 flats in a 363-block town.

So I don’t see $1 million four-rooms as a bubble. It’s a scarcity premium, and the supply schedule holds it in place until about 2033. When Central Weave’s 896 flats reach MOP, including 333 five-rooms near AMK MRT and the new CRL interchange, Park Central will face real competition for the first time.

The Cross Island Line matters mostly for old stock. Teck Ghee station on Avenue 6 and the AMK interchange (due 2030, delayed from 2029 by COVID) put an MRT within walking distance of blocks that lack one. Expect a modest lift, mostly before opening. It won’t turn a 50-year lease into a 90-year one.

Then there’s Lentor, which sits inside the Ang Mo Kio planning area. About 2,954 units across six launched projects were 98%-plus sold, and Lentor Gardens Residences launched in July 2026 at about $2,350 psf average (details in my honest take on Lentor after 7 launches and my Lentor Gardens Residences review). For AMK HDB owners, it’s where many buyers hope to upgrade, and the 2026 to 2027 completion cluster of about 1,900 units will compete with whole-flat HDB rentals in the north of the town.

Money math: two worked financing cases

One purchase from each end of the market. Assumptions: 25-year tenure, 1.40% two-year fixed bank rate, 4% stress test, 30% Mortgage Servicing Ratio. The income check uses the stress-test instalment, as banks do. Your figures will differ, so run your own numbers with the free calculators at listings.sg/tools.

Case A: Old-stock four-room, $620,000 (about 52 to 55 years left)

The catch is lease. If the youngest buyer is under about 40 to 43, CPF use and the HDB loan get pro-rated, so you’ll need more cash. The lease left when the loan ends must also be at least 20 years. Here it’s about 27, so that’s fine. This flat suits an older couple, a single aged 35-plus buying with family, or downsizers using sale proceeds.

Case B: Young-lease five-room, $1,300,000 (about 94 years left)

At about $17,000 a month you’re above the $14,000 HDB loan income ceiling, so this is a bank-loan purchase (compared in hdb-loan-vs-bank-loan). Now the uncomfortable comparison. At Grandeur 8, the 2005 condo beside AMK Hub, recent two-bedroom deals of about 1,120 sqft were around $1.56 million on Homejourney data (unit mix on the Grandeur 8 listing page). At $1.3 million, an AMK Court five-room is close to leasehold-condo money. You’re paying for space and a younger lease. It isn’t a bargain.

Seller playbook

1. Know which AMK you’re selling. In Market 1, your comparables are the same street, lease band and floor band over the last three to six months. Quoting Park Central records will only slow your sale.
2. Sell the Bishan gap. On the Kebun Baru side or along Avenue 1 or 3 near the park, market it as “Bishan lifestyle, AMK price”, with a map, aimed at unsuccessful Lakeview applicants.
3. Target the right age. With under 55 years left, your easiest buyers are 45-plus downsizers and families buying with older parents. Write the listing for them.
4. Young-lease sellers: don’t undersell. Only 834 young flats reach MOP here before 2033. Price off the last three deals in your block, adjusted for floor.
5. Use the new buyers. Since 28 July 2026, private owners who sell no longer wait 15 months before buying HDB resale. Lentor and older D20 condo downsizers can buy straight away. More in the impact of lifting the 15-month wait-out.
6. Don’t try to time it. The Q3 flash is due 1 October. National prices are flat (+0.1% m-o-m, −0.5% y-o-y on August’s SRX flash), so there’s no reason to rush and none to wait. Get a valuation view early (hdb-valuation-2026). The free valuation at buycondo.sg is a quick first check.

Ang Mo Kio HDB resale buyer playbook

Before you view anything, decide what you’re paying for: lease, location or space.

• Do the lease-to-95 test before viewing. It’s the biggest reason AMK deals fall apart at the OTP stage.
• Look at the CRL corridors. Blocks within about 500 metres of Teck Ghee or the AMK interchange get a new line in 2030. Pay a fair price, not a speculative one.
• The park-edge strip is the best value for Bishan-style living: Kebun Baru and Avenues 1 and 3 near Bishan-Ang Mo Kio Park, with Mayflower TEL close by.
• Check schools block by block. Mayflower Primary, Ang Mo Kio Primary and CHIJ St Nicholas Girls’ draw families here. Confirm the 1km and 2km distances on OneMap.
• DBSS buyers: Park Central’s fittings were done by a private developer, so inspect them carefully.
• Get your HFE letter first. With no AMK flats in the November BTO launch, resale is your only way into AMK this year.

Who should (and shouldn’t) buy here

Risks I’d flag

• Lease decay on old stock. With 83% of blocks under 60 years, that segment can soften even while the headlines rise.
• Records come from very few flats. Park Central has 402 five-rooms. A quiet few months can reset “the AMK price” in the news.
• The 2033 supply step. Central Weave’s 896 flats will test the young-lease premium when they reach MOP.
• Rental competition. About 1,900 Lentor completions in 2026 to 2027 could cap four-room rents (now about $3,500 a month) in northern AMK.
• Rates. About 1.40% fixed and 3M SORA near 1.12% today. If your numbers only work at 1.40% and not at 4%, don’t buy.
• Conflicting medians. Providers disagree by $20k to $30k on the same flat type. Check HDB’s latest data before you sign.

Ang Mo Kio HDB resale FAQ

What is the median Ang Mo Kio HDB resale price in 2026?

HDB’s 2Q2026 medians were $425,000 for a three-room and $638,000 for a four-room. Twelve-month provider data puts four-rooms at about $614,000 to $615,000 and five-rooms at $970,000 to $997,000. The town-wide median of about $516,000 is pulled down by the many three-room deals.

What is the most expensive HDB flat ever sold in Ang Mo Kio?

A five-room DBSS flat at Blk 588B Ang Mo Kio Street 52 (Park Central @ AMK) sold for $1.5 million in May 2025. The four-room record is $1.15 million at Blk 227A Ang Mo Kio Street 23 (April 2026), and the executive record is $1.35 million at Blk 605 Ang Mo Kio Avenue 5 (March 2026).

Is Ang Mo Kio cheaper than Bishan?

For four-rooms, yes: $638,000 against $788,000 on HDB’s 2Q2026 medians, a gap of about $150,000. Five-rooms are roughly level, because AMK’s five-room pool is mostly young DBSS and BTO flats.

How many Ang Mo Kio blocks have less than 60 years of lease?

About 83% of AMK’s 363 blocks, according to CheckHowMuch, with remaining leases from about 48 to 94 years. That’s the highest share in my town series.

Will the Cross Island Line raise AMK HDB prices?

Expect a modest lift for blocks near Teck Ghee and the Ang Mo Kio interchange, both due in 2030, especially old blocks without an MRT nearby today. It won’t make up for a short lease.

Are there Ang Mo Kio BTO flats in the November 2026 launch?

No. The November 2026 exercise (about 7,960 flats) covers Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. AMK’s latest BTOs were Kebun Baru Ridge and Kebun Baru Breeze in June 2026.

Can I use CPF to buy an old AMK flat with about 50 years left?

Yes, but if the lease doesn’t cover the youngest buyer to age 95, CPF use and the HDB loan are pro-rated. Buyers in their mid-40s and above are usually not affected on a 50-plus-year lease. Check your exact figures with HDB and CPF first.

Is a $1 million four-room at Ang Mo Kio Court overpriced?

Not on today’s supply. Only about 834 young-lease AMK flats reach MOP before 2033, and most recent BTOs are Plus flats that can’t be resold until around 2040. The test comes when Central Weave reaches MOP around 2033.