Type

Units

Min Area

Price Range

2 BR

721 sqft

S$3,050/mo

Other

130 sqft

S$1,690/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,690 to S$3,050.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$338 on this acquisition.
Located 6 min (510 m) from CR11 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.

513 Ang Mo Kio Avenue 8: A Mature HDB Development in Singapore's Established Heartland

513 Ang Mo Kio Avenue 8 represents a quintessential HDB flat offering in one of Singapore's most established and sought-after residential precincts. Situated in the heart of Ang Mo Kio, this development has long been a cornerstone of the district's residential landscape, attracting multigenerational families, first-time buyers, and savvy property investors who recognise the enduring appeal of mature estate living combined with urban convenience.

The location stands out as a significant draw for prospective buyers and tenants alike. Positioned a mere 6 minutes' walk from Ang Mo Kio MRT Station on the Circle Line (CR11), residents enjoy seamless access to Singapore's integrated transport network. This proximity to a major interchange hub means commutes to the Central Business District, Marina Bay, and other key employment zones are straightforward and time-efficient. The station itself serves as a vital connectivity nexus, facilitating onward journeys across all corners of the island with minimal hassle.

Ang Mo Kio as a residential district has matured considerably over the decades, evolving into a fully self-contained township with comprehensive amenities woven into its urban fabric. The neighbourhood boasts multiple shopping centres, anchored by major retailers and dining establishments, ensuring residents have abundant retail and lifestyle options within walking or short bus distances. The local schooling landscape is equally robust, with several primary and secondary institutions serving families at every educational stage. Health facilities, including polyclinics and private clinics, sit comfortably throughout the estate, whilst recreational spaces—from neighbourhood parks to community centres—provide venues for leisure and social engagement.

The secondary market for HDB flats at this address reflects competitive pricing that strikes a balance between accessibility and location premium. Units available range across varying configurations and floor levels, with asking prices that position this development competitively within the wider Ang Mo Kio resale market. For investors evaluating rental yields, the mature estate setting and strong MRT connectivity underpin reliable tenant demand, with rental rates reflecting both the unit configuration and its proximity to the station. Owner-occupiers often find this development attractive for its combination of affordability, established community infrastructure, and transport convenience—factors that support both quality of life and long-term property value stability.

From a financing perspective, the secondary HDB market at this location generally supports accessible loan-to-value ratios for eligible Singapore Citizens and Permanent Residents. Prospective purchasers are advised to engage financial institutions early to establish mortgage pre-approval and understand their individual debt-servicing capacity. For those purchasing a second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies to Singapore Citizens, meaningfully increasing the total cash outlay required at point of acquisition. This cost consideration is particularly relevant for investors weighing the investment case for a second property purchase.

The lease tenure structure of HDB flats in Singapore is standardised, with flats at this address typically held on a 99-year leasehold basis from their original date of grant. Whilst HDB flats have historically demonstrated remarkable resilience in the secondary market, prospective buyers should be cognisant that lease decay—the gradual reduction in remaining lease period over time—can influence resale value, particularly as the lease drops below 60 years. For now, flats at this development retain substantial lease tenure, supporting their marketability and capital preservation characteristics. However, long-term owners should factor in the implications of lease decay on eventual resale appeal, particularly in a competitive market where newer or longer-leasehold alternatives may emerge.

The character of this mature HDB estate also appeals to distinct buyer demographics for different reasons. First-time home buyers often gravitate towards this location for its established infrastructure, proven resale track record, and accessibility to financing. Upgraders—families moving from smaller to larger units or seeking a more convenient location—find the combination of mature community feel and MRT proximity compelling. Owner-occupiers seeking stable, low-hassle residential living benefit from the comprehensive local amenities and the sense of established community cohesion. Investors, particularly those building a modest rental portfolio, appreciate the predictable tenant demand generated by the location's accessibility and the self-contained neighbourhood economy.

Market dynamics in the Ang Mo Kio secondary HDB segment have remained relatively stable, supported by the consistent appeal of the location to both owner-occupiers and investors. The supply of competing units in adjacent blocks and locations does mean that pricing must remain competitive, and individual unit characteristics—such as floor level, facing direction, and unit layout—can meaningfully differentiate asking prices. Prospective buyers are well-advised to undertake comparative analysis of recent transactions in the immediate vicinity to ensure pricing is aligned with current market sentiment.

Looking ahead, the district's standing as a mature, complete township suggests that fundamental demand drivers—MRT connectivity, established amenities, schooling infrastructure—will remain durable. Any future large-scale residential supply additions to the district are likely to be gradual, supporting market stability rather than catalysing dramatic value shifts. This gradualist outlook underpins the appeal of 513 Ang Mo Kio Avenue 8 for long-term owners seeking a stable, low-volatility residential asset in a proven location.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 513 Ang Mo Kio Avenue 8 as an investment property?

Rental yields for HDB flats in this mature, well-connected location typically range between 3% and 5% gross yield, depending on unit configuration, floor level, and prevailing market rents. The proximity to Ang Mo Kio MRT Station and the comprehensive local amenities create reliable tenant demand from both younger professionals and upgrading families seeking convenient, affordable accommodation. To establish a realistic yield projection for your specific purchase case, it is prudent to survey current asking rents for comparable units in adjacent blocks and adjust for your anticipated acquisition cost; factors such as maintenance fees, property tax, and insurance will reduce net yield. Given the mature estate setting and proven stability of the neighbourhood, many investors view this location as offering attractive risk-adjusted returns rather than exceptional capital gains potential.

How do current asking prices at 513 Ang Mo Kio Avenue 8 compare to recent per-square-foot transactions in the Ang Mo Kio precinct?

HDB flats in the Ang Mo Kio secondary market have traded in a range reflecting both unit age, configuration, and condition, with recent per-square-foot prices typically falling between established benchmarks for mature estates with strong MRT access. The specific psf achieved at any transaction depends heavily on unit characteristics: floor level, facing direction, proximity to lifts, and evidence of recent upgrading can all command meaningful premiums over baseline valuations. 513 Ang Mo Kio Avenue 8, as an established development with direct station access, sits competitively within this range; prospective buyers should obtain recent transaction data from the HDB Resale Portal or property advisers to verify that specific asking prices align with current market per-sqft norms. Comparing to newer or non-MRT-adjacent developments typically reveals that this location's transport premium justifies its pricing.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I am a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing a second residential property are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This is a material cost addition that significantly increases your total cash outlay at point of acquisition; for example, on a S$400,000 purchase, ABSD would amount to S$80,000. The ABSD is payable to the Inland Revenue Authority of Singapore at the point of execution of the purchase contract and cannot be deferred or capitalised into the mortgage. For investors evaluating the investment case, it is critical to factor this 20% ABSD levy into your return-on-investment calculations, as it reduces the effective equity yield and extends the payback period. Conversely, Singapore Permanent Residents and certain other categories of purchasers may face different or no ABSD liability—professional tax and legal advice is strongly recommended to confirm your individual circumstances.

Should I be concerned about lease decay and resale value impact for HDB flats at this development?

HDB flats at 513 Ang Mo Kio Avenue 8 are held on a 99-year leasehold tenure from the date of their original grant, meaning the remaining lease at the current time provides ample buffer for both owner-occupancy and resale viability. Lease decay—the gradual erosion of remaining lease tenure over time—is a consideration for any leasehold property, but its impact becomes material only as the lease drops significantly below 60 years, which is not an immediate concern for this development. However, owners who intend to hold their property for 30+ years should be cognisant that at that future juncture, the remaining lease may attract closer scrutiny from prospective buyers and lenders, potentially depressing resale values. The HDB has articulated a clear policy around lease renewal schemes for blocks reaching the end of their first 99-year lease, though no such renewal has yet occurred at scale in Singapore. For the medium to long term (10–20 years), lease tenure should not materially impair value; longer-term horizon buyers are advised to consult HDB policy updates and seek professional valuation advice as their holding period approaches eventual sale.

How does proximity to Ang Mo Kio MRT Station (CR11) affect demand and capital appreciation for units at this address?

The 6-minute walk to Ang Mo Kio MRT Station represents a significant competitive advantage for this development, as MRT connectivity is one of the most consistent demand drivers for residential property across Singapore. Properties within 5–10 minutes' walk of major interchange stations typically command 10–20% premiums over equivalent non-station-adjacent alternatives, reflecting both tenant and owner-occupier preference for reduced commute times and greater lifestyle flexibility. The Circle Line's role as a major orbital corridor linking diverse employment and leisure zones means that Ang Mo Kio station provides comprehensive onward connectivity, enhancing the appeal of this location across multiple demographic cohorts. Capital appreciation is underpinned by the durability of MRT infrastructure—unlike some property features, transport connectivity does not depreciate—so this locational advantage should remain resilient across market cycles. Conversely, any future railway expansion or new competing stations in adjacent areas could influence relative demand; however, the maturity of Singapore's MRT network suggests that dramatic new routing changes in this locale are unlikely.

Which buyer profiles are best suited to 513 Ang Mo Kio Avenue 8, and why?

First-time home buyers find this development particularly appealing because it combines affordability, proven market stability, and the kind of established neighbourhood infrastructure that supports family living without the anxiety of newer developments' uncertainties. The mature estate's track record in the secondary market provides confidence in future resale viability, whilst local schools, childcare options, and community facilities reduce the friction of stepping up onto the property ladder. Upgrading families—those moving from smaller flats or seeking greater MRT convenience—similarly benefit from the comprehensive amenities and the absence of unexpected neighbourhood changes. Owner-occupiers seeking a stable, low-volatility primary residence find the combination of affordable acquisition costs, minimal future surprises, and robust daily-life infrastructure highly attractive. Investors building a modest rental portfolio or seeking second-property acquisition appreciate the predictable tenant demand (driven by the MRT proximity and neighbourhood completeness) and the relatively transparent resale comparables available for this mature estate. Conversely, buyers seeking cutting-edge finishes, new-build warranties, or trophy-location prestige may find greater appeal in newer developments elsewhere.

What Total Debt Servicing Ratio (TDSR) and financing headroom can I expect at typical price points for this development, and what does this mean for my affordability?

The Total Debt Servicing Ratio (TDSR) framework limits total monthly debt servicing obligations to 55% of gross monthly income for HDB flat purchases in Singapore. At typical secondary market prices for this development (ranging broadly depending on unit configuration), most institutions will offer loan-to-value ratios in the 80–90% range for eligible Singapore Citizens with clean credit profiles and stable employment. For example, a unit priced around S$400,000 might attract a mortgage of approximately S$320,000–S$360,000, with monthly repayments on a 25-year tenure in the region of S$1,600–S$1,800, depending on prevailing interest rates. To establish your personal financing headroom, you should engage a bank or licensed moneylender to run a detailed TDSR calculation incorporating all existing debt obligations (personal loans, credit cards, car loans, etc.), as these reduce the amount available for mortgage servicing. Prospective buyers with gross household incomes in the region of S$4,000–S$5,000 per month typically find themselves comfortably within TDSR limits for units at this price point, whilst lower incomes may require co-borrower arrangements or careful prioritisation of other debt elimination. Professional mortgage brokers can provide bespoke affordability analysis tailored to your circumstances.

How does 513 Ang Mo Kio Avenue 8 compare to competing HDB developments in nearby areas?

Ang Mo Kio has several HDB blocks across various sub-precincts, with competing developments differentiated primarily by their MRT proximity, building age, unit configurations, and local amenity clustering. Blocks further from the station or in less-established parts of the estate may offer slightly lower entry prices but generally attract weaker tenant demand and more subdued capital appreciation. Developments in other parts of Singapore that lack MRT access (or are 15+ minutes' walk away) typically trade at 10–20% discounts to this location, reflecting the commute-time and lifestyle differential. Conversely, newer developments or those in premium districts (e.g., Clementi, Tanjong Pagar) may command significant premiums, though often targeting a different buyer demographic (younger professionals, high-income families). For investors or upgraders specifically seeking the Ang Mo Kio locale, 513 Ang Mo Kio Avenue 8 offers excellent value within its peer set because of the unambiguous station access and the mature, complete neighbourhood infrastructure. To make a confident choice, prospective buyers should visit competing blocks in person, review recent transaction comparables, and assess whether any locational or configuration differences justify price variations.

Are there particular unit stacks, floor levels, or orientations that offer superior value at this development?

Within any HDB block, unit value is influenced by several configuration characteristics independent of overall purchase price. Lower floor units (levels 1–3) typically trade at modest discounts because of reduced privacy, natural light variations, and occasionally poorer ventilation; however, they can offer excellent value for investors focused purely on rental yield, as tenants often accept such units for their affordability. Mid-floor units (levels 4–20, depending on block height) are generally priced at or near market averages and offer the best balance of amenity, privacy, and resale demand. Higher floors command premiums due to superior views, better light penetration, and perceived prestige; however, the premium does not always justify the acquisition cost difference, particularly if your holding period is shorter than 10 years. Unit orientation (facing the street, facing a garden, facing a carpark) similarly influences asking prices, with garden-facing units often preferred by owner-occupiers and street-facing alternatives offering value for investors indifferent to view quality. Rather than pursuing a specific floor or stack, prospective buyers should assess their personal priorities (view quality, privacy, resale appeal, rental yield) and cross-reference current asking prices against recent comparables to identify whether any particular configurations offer genuine value dislocation.

What is the outlook for future residential supply in the Ang Mo Kio district, and how might this affect property values?

Ang Mo Kio is a mature, essentially built-out residential district with limited remaining sites available for large-scale new HDB or condominium development. The Housing and Development Board has articulated no imminent major redevelopment or new estate-building initiatives in this precinct, suggesting that new supply will be modest and gradual at best, likely confined to selective en-bloc replacements or minor infill developments. This constrained supply outlook generally supports stable to appreciating property values in the medium term (5–10 years), as demand from upgraders, family expansion, and investor interest will face limited new-build competition. However, if other precincts (e.g., newer developments in the fringe areas of Singapore, or expansion of other mature estates) begin to offer materially superior affordability or locational appeal, demand for Ang Mo Kio could soften. The district's maturity is both a strength (established infrastructure, proven stability) and a potential constraint (no new-build premium, fewer dramatic capital gains narratives to attract speculative buyers). For long-term owner-occupiers, this supply scarcity typically supports value preservation; for shorter-term investors, the modest growth profile may be less compelling than purchasing in emerging precincts. Professional market forecasting and MRT expansion plans should be monitored to assess any material shifts to this outlook.

Hdb Flat At 513 Ang Mo Kio Avenue 8 — From S$1,690