Type

Units

Min Area

Price Range

2 BR

871 sqft

S$485K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$485K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$97,000 on this acquisition.
Located 10 min (850 m) from NS16 Ang Mo Kio MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

578 Ang Mo Kio Avenue 10: Established HDB Living in a Mature Estate

578 Ang Mo Kio Avenue 10 represents a collection of HDB units positioned within one of Singapore's most established residential estates. Ang Mo Kio, a mature planning area in the North-East region, has long been recognised as a stable and sought-after neighbourhood for families and professionals seeking a balance between suburban convenience and proximity to the city centre. This development sits at the heart of that character, offering residents access to decades of accumulated neighbourhood amenities and a well-integrated community fabric.

The location benefits significantly from its positioning relative to NS16 Ang Mo Kio MRT Station, situated approximately 850 metres away. This modest distance places the station well within a ten-minute walk, making the MRT network accessible for daily commutes to the central business district, Marina Bay, and other key employment hubs across the island. The station serves as a major interchange point, connecting residents to multiple zones and extending journey flexibility across Singapore's rapid transit network.

Layout and Unit Mix

The development comprises HDB flats configured to suit different household compositions and life stages. Two-bedroom layouts dominate the current availability, catering to young couples, small families, and first-time HDB buyers seeking their initial foothold in the public housing market. Larger configurations are also present within the estate, accommodating upgraders moving from smaller units or families requiring additional space for children and multi-generational living arrangements. The typical floor area for units in this development ranges across practical, efficient configurations that maximise usable living space whilst maintaining the functionality Singapore's public housing standards are known for.

Pricing and Market Position

Units at 578 Ang Mo Kio Avenue 10 are priced from S$485,000, positioning them within the accessible mid-range of HDB resale values for the North-East district. This price band reflects both the estate's maturity and the strong underlying demand for HDB housing in established neighbourhoods where amenities, transport links, and community services are already fully operational. Compared to newer estates further north or in emerging planning areas, the pricing reflects the premium placed on immediate accessibility and the convenience of an already-developed environment. Buyers considering entry into this property typically benefit from lower quantum outlay compared to comparable freehold or leasehold private residential alternatives in the broader East-North corridor.

Neighbourhood Amenities and Infrastructure

Ang Mo Kio as a mature estate boasts comprehensive neighbourhood infrastructure accumulated over several decades of development. Educational institutions spanning primary schools, secondary schools, and junior colleges operate throughout the planning area, making it particularly attractive for families with school-age children. Healthcare services, including a major polyclinic and multiple private medical centres, provide accessible preventive and acute care options. The estate features multiple hawker centres, supermarkets, and shopping malls, with the Ang Mo Kio Hub serving as a focal point for retail and dining. Community facilities including sports complexes, swimming pools, and multiple community centres support active, engaged residential lifestyles. The prevalence of manicured green spaces, parks, and tree-lined avenues contributes to an environment prioritising quality of life and neighbourhood character.

Transport Connectivity

Beyond the MRT station, the area benefits from extensive bus services connecting to surrounding districts and regional destinations. The Central Expressway (CTE) and Thomson Road corridor provide motorists with rapid access to the city centre and southern regions, whilst the upcoming Cross Island Line (CRL) will further enhance regional connectivity once operational. For residents reliant on public transport, the combination of MRT access and comprehensive bus networks ensures flexibility in journey planning and commute options to most of Singapore's employment and recreational destinations.

Investment Considerations

Properties at this address appeal to multiple buyer profiles. First-time HDB buyers appreciate the accessibility of pricing combined with the neighbourhood's established character and proven community stability. Young families value the proximity to schools, healthcare facilities, and recreational amenities, alongside the reassurance of purchasing in a neighbourhood where similar properties have demonstrated consistent holding value over time. Upgraders moving from smaller units find the floor area and layout options suitable for accommodating growing household needs. Investors considering HDB resale as part of a diversified property portfolio benefit from the location's underlying demand strength, the maturity of the estate reducing near-term planning uncertainty, and the accessibility of this price point to a broad base of potential tenants or subsequent purchasers.

Resale Market Dynamics

The HDB resale market in Ang Mo Kio remains resilient, underpinned by consistent demographic demand and the established nature of the planning area. Unlike new BTO launches where future supply may periodically shift buyer focus, properties at 578 Ang Mo Kio Avenue 10 operate within a maturing resale ecosystem where comparable alternatives, historical price records, and transaction frequency provide transparency and confidence to buyers and valuers. The estate's location—neither at the fringe of Singapore's developed areas nor competing directly with ultra-prime central locations—positions it within a stable, lower-volatility segment of the resale market. Prospective purchasers evaluating this address can review historical transaction data and comparable sales across the immediate neighbourhood to form evidence-based price expectations.

Lifestyle and Community

Residents of 578 Ang Mo Kio Avenue 10 become part of a mature, cohesive residential community where neighbourhood traditions, established social networks, and regular community events create a sense of belonging. The area's diverse population, drawn from across Singapore's demographics, reflects the inclusive character of HDB estates. Multiple places of worship, community centres, and recreational clubs cater to residents' varied cultural and leisure interests, fostering an environment where families and individuals can build social connections and participate in shared neighbourhood life.

The development represents a pragmatic choice for those prioritising established infrastructure, transport accessibility, and neighbourhood stability over the novelty of newly-launched housing stock. Prospective buyers and tenants are encouraged to visit the estate, assess the immediate surroundings, and speak with existing residents to form a comprehensive impression beyond property specifications alone.

Frequently Asked Questions

What rental yield might an investor expect from purchasing an HDB unit at 578 Ang Mo Kio Avenue 10?

HDB flats in mature Ang Mo Kio typically command monthly rents between S$2,200 and S$2,800 depending on unit configuration, floor level, and facing direction. For a two-bedroom unit priced at approximately S$485,000, this translates to a gross annual rental yield of roughly 5.5% to 6.9%, positioning HDB resale investments at this address competitively within Singapore's broader residential income-generating property market. Net yields, after accounting for management, maintenance, and contingency reserves, typically settle between 4% and 5.5% for disciplined investors who secure tenants quickly and manage costs prudently. The proximity to NS16 Ang Mo Kio MRT Station enhances rental appeal, as tenants without private vehicles prioritise transport accessibility, making this development an attractive proposition for yield-focused investors entering the HDB resale market.

How does the price per square foot at this development compare to recent HDB resale transactions in the Ang Mo Kio area?

Units at 578 Ang Mo Kio Avenue 10 are positioned at approximately S$557 to S$580 per square foot, placing them within the mid-range of recent comparable sales across Ang Mo Kio's established HDB stock. Comparable two-bedroom flats in adjacent blocks and nearby avenues have recorded recent transactions in a similar price band, indicating this development reflects current market sentiment rather than any discount or premium positioning. The price per square foot varies slightly based on factors including unit stack, floor level, facing direction, and remaining lease duration, but the overall positioning aligns with recent market evidence across the estate. Buyers and investors should conduct comparative market analysis for specific unit configurations being considered, as newer resale listings or those benefiting from desirable floor levels may attract marginal premiums, whilst older listings or less-favourable orientations may trade at modest discounts within the overall range.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I purchase a unit at 578 Ang Mo Kio Avenue 10 as a second property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied on top of standard buyer's stamp duty. For an HDB unit priced at S$485,000, the ABSD calculation would total approximately S$97,000, significantly increasing the total acquisition cost beyond the purchase price alone. This brings total stamp duty liability (standard plus ABSD) to approximately S$124,000 for a second-property purchase at this price point, making it essential for second-property buyers to factor stamp duty costs into their overall investment thesis and financing capacity. First-time HDB buyers are exempt from ABSD, making the development an attractive entry point for those purchasing their first HDB property, whilst upgraders moving from a first to second property must carefully evaluate whether capital appreciation and rental yields justify the substantial additional duty burden.

What lease decay considerations should I evaluate for resale value, and how does this affect long-term appreciation?

HDB flats at 578 Ang Mo Kio Avenue 10 are subject to standard 99-year lease terms, meaning lease duration is a critical factor shaping both current valuation and future resale appeal. Units in this development, given its maturity, typically command prices that reflect their position within the lease decay curve—with resale values declining incrementally as remaining lease duration contracts below the 60-year threshold, where the rate of depreciation typically accelerates. Buyers must understand that whilst HDB prices in established estates remain relatively stable in the short to medium term, those purchasing units with less than 60 years remaining may face material headwinds when the time comes to upgrade or sell, particularly as institutional buyers and owner-occupiers increasingly seek units with longer lease runways. The government's Home Improvement Programme (HIP) and potential future lease extension schemes offer some mitigation, but these remain subject to eligibility criteria and government policy evolution. Prospective purchasers are strongly advised to verify exact remaining lease duration for specific units under consideration and model the long-term capital appreciation implications of lease decay within their investment horizon.

How does proximity to NS16 Ang Mo Kio MRT Station influence demand and capital appreciation for units at this address?

The proximity to NS16 Ang Mo Kio MRT Station, positioned within a ten-minute walk of approximately 850 metres, is a material demand driver supporting both rental appeal and purchase prices across the development. HDB flats with MRT accessibility command demonstrably higher rental and purchase premiums compared to comparable units in the same estate lacking convenient station access, with market evidence consistently showing 5% to 10% price uplift for units within 400-600 metres of major interchange stations. The North-South Line's role as a primary arterial corridor connecting the city centre, financial districts, and suburban employment hubs ensures sustained tenant demand for rental properties with MRT access, underpinning rental yield stability. Capital appreciation dynamics benefit from the established nature of this transport link—unlike emerging MRT extensions subject to execution risk—meaning buyers can confidently assume this accessibility advantage will remain a permanent positive attribute. Conversely, the maturity of the station and surrounding estate means major upside surprises from transport improvements are unlikely, suggesting future appreciation will track general HDB market evolution rather than transport-driven uplift.

Which buyer profiles—first-timers, upgraders, HNW individuals, investors—is 578 Ang Mo Kio Avenue 10 most suitable for?

First-time HDB buyers represent the core target demographic, as the development's mature estate environment, accessible pricing from S$485,000, proximity to MRT, and comprehensive neighbourhood amenities provide an ideal entry point into HDB ownership without requiring navigation of new launches or unfamiliar planning areas. Upgraders moving from smaller HDB units (typically three-room or smaller configurations) find this development attractive due to available two-bedroom and larger layouts accommodating growing family needs, alongside the neighbourhood's familiarity to many existing HDB dwellers. Young families prioritise this location for its established schools, healthcare facilities, and recreational infrastructure, making it appealing for those seeking stability over frontier-edge housing. Investors with moderate capital (S$500k to S$800k) and yield-focused objectives find HDB resale in this estate offers reliable rental income and lower acquisition costs compared to private residential alternatives. High-net-worth individuals typically consider HDB resale at this address less attractive, given their preference for leasehold or freehold vehicles offering longer lease tenure, luxury finishes, and exclusive amenities. However, HNW investors viewing HDB resale as a diversified, lower-risk income-generating asset may find the development's yield profile and market stability appealing as part of a broader portfolio strategy.

What Total Debt Service Ratio (TDSR) and financing headroom should I expect when purchasing at this price point?

HDB flat purchases at 578 Ang Mo Kio Avenue 10, priced from S$485,000, typically require borrowing capacity in the region of S$340,000 to S$385,000 for buyers targeting 70% to 80% loan-to-value financing, with the remainder funded through CPF and cash equity. Under the current TDSR framework capping debt service at 60% of gross monthly income, a buyer financing S$360,000 over a 25-year mortgage tenure would require minimum gross monthly income of approximately S$5,000 to comfortably service the loan alongside other existing obligations. First-time HDB buyers benefit from lower TDSR thresholds and more generous CPF withdrawal allowances compared to subsequent property purchasers, effectively expanding financing headroom for entry-level purchases. Upgraders and second-property buyers face tighter TDSR constraints, particularly if carrying existing property debt or other credit obligations, requiring higher income thresholds to achieve equivalent financing ratios. Prospective buyers should engage HDB financial advisors or bank pre-qualification processes to establish individual borrowing capacity before committing to purchase, as personal income, existing debt, and family structure significantly influence available financing headroom and TDSR compliance.

How does 578 Ang Mo Kio Avenue 10 compare to nearby competing HDB developments in Ang Mo Kio or adjacent planning areas?

Direct competitors within Ang Mo Kio include blocks along Ang Mo Kio Avenue 1, Avenue 3, and Avenue 8, with comparable two-bedroom units trading within the S$470,000 to S$510,000 range depending on exact block maturity, floor level, and unit-specific factors. Nearby developments in Bishan and Serangoon, similarly well-served by MRT connectivity, typically command 3% to 5% premiums relative to Ang Mo Kio's established blocks, reflecting perceived improvements in planning area appeal or newer estate character. The key differentiator between 578 Ang Mo Kio Avenue 10 and competing HDB stock lies not in unit specifications—which are standardised across public housing—but rather in individual block reputation, perceived neighbourhood character, and proximity to commercial or social facilities. Buyers and investors should compare specific blocks rather than entire planning areas, as micro-location factors (facing an MRT corridor versus facing a quieter avenue, for example) often matter more to purchaser preferences than broader planning area distinctions. Transaction velocity and days-on-market for comparable units at this address provide useful benchmarks for assessing whether current pricing reflects equilibrium market sentiment or temporary supply-demand imbalances.

Are certain unit stacks, floor levels, or facing directions likely to offer better value at this development?

Lower-floor units (typically levels one to eight) command modest discounts of 2% to 5% relative to mid-floor and high-floor equivalents, primarily reflecting purchaser preferences for higher levels despite identical unit specifications and amenity access. However, lower floors offer practical advantages including easier access during renovation and moving, reduced exposure to high-altitude winds and water pressure inconsistencies, and lower electricity consumption from air conditioning. High-floor units (levels 15 and above) attract premiums largely driven by psychological preference and marginally improved light and ventilation characteristics, making them popular with owner-occupiers but potentially less efficient for income-focused investors seeking maximum tenant appeal per dollar invested. Corner units and those with premium facing directions (typically north and east-facing for tropical light without afternoon heat) typically trade at 3% to 8% premiums, justified by natural ventilation advantages and reduced need for artificial lighting during daytime hours. Astute investors often identify units on mid-floor levels with east or north-facing orientation as offering optimal value, balancing modest pricing discounts against the practical and perceptual factors driving tenant demand without overpaying for psychological high-floor or corner-unit premiums.

What future HDB supply pipeline in the North-East and Ang Mo Kio planning area might affect demand and resale values?

The Housing and Development Board's Build-to-Order (BTO) pipeline for the North-East region includes planned launches in areas such as Sengkang and Punggol, though Ang Mo Kio itself—being fully developed and mature—is unlikely to see significant new public housing supply within the next decade. This favourable supply dynamic supports resale demand at 578 Ang Mo Kio Avenue 10, as upgraders from existing HDB units seeking to relocate within the same planning area have limited new options and must turn to the mature resale market. However, emerging BTO launches in adjacent planning areas such as Sengkang and Punggol may periodically divert first-time buyer demand away from Ang Mo Kio resale, particularly during years of substantial BTO launch activity offering discounted initial pricing and new-build appeal. The absence of new HDB supply within the immediate Ang Mo Kio area theoretically supports long-term resale value stability, as supply scarcity should sustain underlying demand for existing stock. Prospective purchasers and investors should monitor HDB announcements regarding future BTO launches in regional planning areas, as significant new supply rollouts in Sengkang or Punggol could temporarily suppress resale demand and pricing momentum, though this effect typically moderates once BTO purchasers' few-year holding periods expire and they re-enter the resale market seeking upward moves within Ang Mo Kio proper.

578 Ang Mo Kio Avenue 10 — From S$485K