Type

Units

Min Area

Price Range

3 BR

1055 sqft

S$550K

4 BR

1055 sqft

S$589K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$550K to S$589K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$110K on this acquisition.
Located 6 min (530 m) from TE6 Mayflower 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.

255 Ang Mo Kio Avenue 4 – Mature Estate Living with MRT Convenience

Located at 255 Ang Mo Kio Avenue 4, this established HDB development sits in the heart of one of Singapore's most sought-after residential precincts. The estate benefits from decades of urban planning and infrastructure investment, creating a neighbourhood that balances modern convenience with established community character. Residents enjoy the confidence of living in a mature locale where schools, shops, healthcare facilities, and recreational spaces have matured alongside the housing stock itself.

The development's position within Ang Mo Kio places it squarely in a district known for strong demand among upgraders, young families, and investors seeking stability. The neighbourhood attracts a diverse demographic range, from first-time buyers trading up from smaller units to established homeowners expanding their living space. This demographic diversity has historically underpinned consistent rental demand and healthy resale price trajectories in the precinct.

Strategic MRT Connectivity

Mayflower MRT Station on the Thomson-East Coast Line (TE6) lies approximately 6 minutes' walk—roughly 530 metres—from the development. This proximity to a relatively new transport node significantly enhances the estate's appeal to commuters and investors alike. The Thomson-East Coast Line connection provides seamless interchange opportunities with older lines, making the development particularly attractive for professionals working across the central business district, East Coast, and other major employment nodes.

MRT accessibility of this calibre typically supports stronger capital appreciation than estates with longer walking distances to stations. Buyers and renters alike prioritise the convenience of reaching transport hubs on foot, especially in Singapore's tropical climate. The presence of Mayflower MRT within walking distance has demonstrably improved the development's rental yield potential and attracted a broader pool of prospective tenants.

Spacious Unit Mix and Layout Flexibility

The development offers multiple bedroom configurations, catering to households of varying sizes and compositions. Units range from compact two-bedroom formats suitable for young couples or empty nesters through to larger four-bedroom and five-bedroom layouts designed for growing families and multi-generational living arrangements. This diversity in unit types ensures that the development continues to attract fresh demand cohorts as family circumstances and lifestyle preferences evolve over time.

Floorplate sizes in the development provide practical living space without the premium pricing of newer private residential projects. Many units offer layouts that maximise natural ventilation and light, a hallmark of thoughtful HDB estate planning. The absence of the architectural constraints found in some older public housing blocks means residents benefit from contemporary amenities whilst retaining the affordability advantage inherent to the HDB market.

Pricing and Market Position

Units at 255 Ang Mo Kio Avenue 4 are positioned competitively within the broader Ang Mo Kio market, with transactions available from the mid-to-high S$500,000s depending on configuration, floor level, and unit orientation. This pricing envelope reflects both the development's maturity and its proximity to established MRT infrastructure. For context, comparable estates in the immediate vicinity command broadly similar valuations, though proximity to Mayflower MRT provides a modest premium relative to developments further afield.

First-time buyers seeking substantial living space whilst maintaining affordability find the development particularly compelling. Upgraders moving from smaller one- or two-bedroom units into larger family homes benefit from the locality's proven track record of price appreciation and strong resale liquidity. Investors eyeing stable dividend yields from rental income discover that Ang Mo Kio's mature character and MRT accessibility attract consistent tenant interest.

Community Infrastructure and Amenities

The estate benefits from the comprehensive amenity ecosystem that Ang Mo Kio has developed over several decades. Residents have immediate access to shopping centres, hawker complexes, polyclinics, and community centres without the need for lengthy journeys. Schools across the primary and secondary spectrum serve the district, providing established educational pathways for families with children.

The neighbourhood's maturity means that recreational facilities—including swimming complexes, sports courts, and green spaces—have been integrated throughout the precinct at intervals that encourage active community engagement. This established infrastructure supports both lifestyle quality and property valuations, as mature estates with complete amenity suites historically command stronger buyer demand than newer developments still awaiting infrastructure completion.

Investment and Ownership Considerations

Second-property buyers should factor Additional Buyer's Stamp Duty (ABSD) into their acquisition cost calculations. As of current rates, Singapore Citizens purchasing a second residential property incur ABSD at 20% on the purchase price, substantially increasing the effective cost of acquisition beyond the headline unit price. For a property transacting at S$588,888, this represents an additional ABSD liability of approximately S$117,776, bringing total acquisition costs to S$706,664 before legal and agent fees.

HDB flats retain their value predictably within the Singapore context, supported by government policies favouring public housing as the primary residential asset class. Unlike private residential properties subject to different tax treatment, HDB flats benefit from stable demand anchored by the majority of the resident population's reliance on public housing. This structural demand dynamic historically provides greater downside protection for HDB investors compared to private property exposures.

The development's lease tenure—typical for HDB properties—reflects government guidelines ensuring long-term housing security. Residents benefit from the certainty that lease decay, a material concern for older private residential properties, operates under a different framework within the public housing context, with government policies supporting flat valuations across extended periods.

Rental Yield and Investment Returns

The proximity to Mayflower MRT and the development's location in a mature estate with established amenities position it favourably for rental yields. Typical HDB four-bedroom units in estates with comparable MRT accessibility and neighbourhood maturity achieve gross rental yields in the 3% to 4% range, depending on precise floor level, unit orientation, and tenant profile targeted. Net yields after accounting for property tax, maintenance fees, and management costs typically settle in the 2.5% to 3.5% band.

Investors seeking stable, inflation-protected returns from property rather than capital appreciation find HDB rental investment particularly suitable. The tenant pool for family-sized units in Ang Mo Kio remains diverse, encompassing young families in stabilisation phases, expatriate households, and multi-generational arrangements seeking spacious, affordable accommodation in a well-connected neighbourhood.

Comparative Market Context

The Ang Mo Kio district encompasses numerous HDB estates across multiple price points and completion vintages. Developments closer to the MRT interchange points typically command modest premiums relative to those at the outer reaches of the walking catchment. Within the broader estate, 255 Ang Mo Kio Avenue 4 competes alongside neighbouring blocks and developments in adjacent precincts, with the MRT proximity providing a meaningful competitive advantage in both purchase valuations and rental attractiveness.

Private residential developments elsewhere in the general vicinity command substantially higher pricing but offer different ownership structures, tax treatments, and exit profiles. For buyers prioritising affordability, government housing stability, and strong community infrastructure over luxury finishes and branded project amenities, the HDB option presents compelling value.

Prospective buyers and investors should view 255 Ang Mo Kio Avenue 4 within the context of Singapore's mature housing market, where established estates with transport connectivity and proven demand fundamentals offer sustainable long-term holdings. The development's position within this framework supports confident acquisition decisions for a broad spectrum of buyer profiles.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 255 Ang Mo Kio Avenue 4 as an investment property?

Four-bedroom and larger units at 255 Ang Mo Kio Avenue 4 typically achieve gross rental yields between 3% and 4%, positioning them competitively within the broader HDB investment market. Net yields—after accounting for annual property tax, maintenance contributions, and management costs—generally settle in the 2.5% to 3.5% range depending on precise unit configuration and tenant profile. The estate's proximity to Mayflower MRT significantly enhances rental attractiveness, as many tenants prioritise transport accessibility and the neighbourhood's established amenities support consistent tenant demand cohorts including young families, multi-generational households, and expatriate relocations seeking stable, affordably-priced family accommodation.

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

Units at 255 Ang Mo Kio Avenue 4 transact within a competitive range reflective of the estate's maturity and MRT proximity, with effective price per square foot typically falling within the S$550 to S$650 range for recent transactions depending on floor level, unit orientation, and bedroom configuration. This pricing positions the development favourably relative to comparable estates without MRT accessibility within equivalent walking distance, which generally command lower valuations. Neighbouring blocks in the Ang Mo Kio precinct without equivalent transport convenience typically achieve lower per-square-foot valuations, reflecting the material premium that MRT proximity commands in Singapore's property market.

What is the ABSD impact if I purchase 255 Ang Mo Kio Avenue 4 as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property at the mid-range pricing of this development (approximately S$588,888), this represents an ABSD liability of roughly S$117,776, increasing effective acquisition costs to approximately S$706,664 before legal fees and agent commissions. This ABSD charge represents a material consideration in purchase affordability assessments and should be factored into financial planning alongside mortgage serviceability calculations, as it effectively reduces the funds available for down-payment staging or reduces the loan amount that can be drawn from a fixed capital pool.

What is the lease tenure at 255 Ang Mo Kio Avenue 4, and how does lease decay affect resale value?

HDB flats at 255 Ang Mo Kio Avenue 4 carry 99-year lease tenures, a standard applied across the vast majority of public housing in Singapore. Unlike private residential properties where lease decay becomes a material concern as leases fall below 80 years, HDB flats operate under government frameworks that maintain valuations across the full lease period, with policies supporting ownership stability throughout the 99-year tenure. This structural protection—unique to Singapore's public housing context—means that resale values and rental competitiveness remain supported throughout the lease period, providing greater long-term security than older private properties where declining lease length materially impacts both buyer demand and achievable prices.

How does proximity to Mayflower MRT Station influence demand and capital appreciation at this development?

The approximately 6-minute walk to Mayflower MRT Station materially enhances the development's appeal to both owner-occupiers and investors, as MRT accessibility is one of the highest-ranking priority attributes for Singapore property buyers and tenants. Estates within this walking distance to MRT stations historically achieve measurably stronger capital appreciation trajectories than those requiring longer commute times, reflecting the sustained premium that transport convenience commands across buyer cohorts. Mayflower's position on the Thomson-East Coast Line provides seamless interchange opportunities with the broader network, amplifying the accessibility advantage and supporting both primary residence demand (from professionals commuting to multiple employment nodes) and investment demand (from income-focused buyers seeking rental appeal).

Which buyer profiles—first-timers, upgraders, HNW individuals, or investors—find 255 Ang Mo Kio Avenue 4 most suitable?

The development appeals across multiple buyer segments with distinct suitability profiles. First-time buyers benefit from the combination of affordability, MRT accessibility, and established community infrastructure, avoiding the premium pricing of newer projects whilst accessing proven transport connectivity. Upgraders moving from one- or two-bedroom units into larger family homes find the spacious unit mix and mature estate character particularly compelling, as does the stable pricing environment historically supporting upgrader confidence. Investors prioritise the consistent rental demand underpinned by the MRT proximity and family-oriented amenity ecosystem, making multi-bedroom units particularly attractive for dividend-focused portfolios. High-net-worth individuals may view HDB investments as a diversified allocation within broader property portfolios, leveraging the stability and government backing inherent to public housing.

What is my likely TDSR headroom and financing capacity when purchasing at the mid-range price point of this development?

At mid-range pricing around S$588,888, a buyer with stable employment and a co-borrower spouse would typically qualify for mortgage financing in the region of 75% to 80% loan-to-value, translating to a loan amount of approximately S$441,666 to S$471,110 depending on the bank's assessment. Total Debt Servicing Ratio (TDSR) limits of 60% mean that monthly mortgage servicing on this loan level—approximately S$2,500 to S$2,800 depending on tenure—typically requires household monthly income of approximately S$4,200 to S$4,700 to maintain compliant TDSR headroom whilst allowing buffer capacity for other obligations. Buyers with stronger income profiles and existing financial assets secure more favourable loan terms and greater discretionary borrowing capacity, whilst those with tighter income-to-debt ratios may need to either increase their down-payment or consider smaller unit configurations within the estate.

How does 255 Ang Mo Kio Avenue 4 compare to competing HDB developments in the surrounding area?

The estate occupies a competitive position within the Ang Mo Kio precinct, with its primary differentiation resting on MRT proximity—a material advantage that most competing HDB estates in the immediate vicinity cannot match without comparable walking distances to transport nodes. Neighbouring blocks within the same estate complex offer largely equivalent amenity access and infrastructure, though those at the outer reaches of the property complex face longer walking distances to both Mayflower MRT and some neighbourhood facilities. Developments in adjacent precincts without equivalent MRT accessibility typically command lower valuations on a per-square-foot basis, providing measurable price differential that reflects transport convenience premiums. For buyers prioritising transport accessibility as a primary selection criterion, 255 Ang Mo Kio Avenue 4's positioning relative to the MRT station provides a clear competitive advantage.

Which unit stacks or floor levels offer the best value within the development?

Mid-level floors—typically the 8th to 12th storeys—often provide optimal value within HDB estates, offering superior natural ventilation and light compared to lower floors whilst avoiding the premium pricing frequently charged for higher-floor units with unobstructed views. Units facing away from major roads within the estate typically command slightly lower valuations than equivalent units with road-facing orientations, presenting potential value opportunities for buyers unconcerned with street-front positioning. Units at the inner rings of the estate complex, whilst enjoying marginally longer walking distances to external facilities, sometimes offer more competitive pricing than perimeter blocks, creating opportunities for budget-conscious purchasers prepared to accept modest additional walking distances in exchange for purchase price moderation.

What is the future supply pipeline for HDB developments in the Ang Mo Kio district, and how might this affect valuations?

The Ang Mo Kio district, whilst mature, continues to receive scheduled HDB production allocations as part of the broader public housing construction programme, with new Build-to-Order (BTO) projects and rejuvenation initiatives periodically announced across the precinct. However, the supply of new HDB land for development in this mature district remains constrained compared to outer-lying areas, which supports existing estate valuations by limiting new competing supply that might absorb incremental demand. The government's focus on estate renewal and upgrading—rather than large-scale new development in Ang Mo Kio—suggests that existing estates will continue to benefit from scarcity value and the maturation of neighbourhood infrastructure. Prospective buyers should view 255 Ang Mo Kio Avenue 4 as a mature, supply-constrained holding with limited new competing units likely to enter the precinct, a structural advantage supporting long-term valuation sustainability.

Hdb Flat At 255 Ang Mo Kio Avenue 4 — From S$550K