Type

Units

Min Area

Price Range

2 BR

721 sqft

S$3,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,500.

Interested in this property?

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

404 Ang Mo Kio Avenue 10: A Mature HDB Development in a Thriving Estate

404 Ang Mo Kio Avenue 10 represents a well-established housing option within one of Singapore's most developed residential estates. Situated in the heart of Ang Mo Kio, this HDB development has long been a cornerstone of the district's residential landscape, offering residents the combination of stability and accessibility that characterises this mature precinct.

The development provides a range of unit types designed to accommodate diverse household needs, from young couples and small families through to larger households seeking efficient layouts. Properties at this address come in various configurations, each thoughtfully proportioned to maximise functional living space whilst maintaining the practical design standards HDB has perfected over decades of development.

Location and Accessibility Within Ang Mo Kio

Ang Mo Kio itself stands as one of Singapore's most comprehensively developed satellite towns, and 404 Ang Mo Kio Avenue 10 benefits from this maturity. The estate boasts excellent internal connectivity through a well-established network of roads and pathways, making navigation straightforward for residents whether by private vehicle or public transport. The proximity to essential services—including shopping centres, hawker complexes, and markets—means daily errands remain convenient and accessible.

The neighbourhood has evolved considerably over the decades, with continuous improvements to both public facilities and transport infrastructure. Residents enjoy proximity to multiple food courts, heartland malls, and recreational spaces that define the estate's appeal. Education facilities are abundant throughout the area, with several primary and secondary schools positioned strategically for families with school-age children.

Unit Layouts and Living Spaces

Properties within this development showcase the practical efficiency for which HDB housing is recognised. Units typically feature compact yet functional layouts that maximise usable floor area, with separate kitchen spaces that accommodate modern appliances and dining arrangements. Bedrooms are proportioned to allow comfortable furnishing and movement, whilst bathrooms meet current standards for contemporary household expectations.

The development's design reflects thoughtful consideration of natural light and ventilation, with unit orientations chosen to optimise these environmental factors. Residents appreciate the straightforward layouts that simplify housekeeping and furniture arrangement, particularly valued by busy professionals and families seeking no-fuss, reliable housing solutions.

Investment and Ownership Considerations

For investors and owner-occupiers alike, 404 Ang Mo Kio Avenue 10 presents a compelling proposition rooted in the fundamentals of stable, mature-estate ownership. The HDB brand itself carries inherent advantages in terms of buyer confidence, regulatory framework clarity, and long-term demand predictability. Properties in this location have historically attracted steady interest from multiple buyer cohorts, supporting sustained liquidity in the resale market.

As with all HDB properties, lease considerations form an important element of any ownership decision. Purchasers should familiarise themselves with the remaining lease term and understand how this impacts both immediate valuation and long-term asset trajectory. The Housing and Development Board provides transparent lease information, enabling informed decision-making regarding lease decay implications and optimal holding periods.

Financing and Affordability

HDB properties offer distinct financing advantages compared to private residential alternatives. Most buyer profiles—including first-time homeowners, upgraders, and investors—can access Central Provident Fund (CPF) monies toward purchases, materially reducing cash outlay requirements. Banks and financial institutions remain willing lenders for HDB properties given their strong collateral attributes and transparent valuation methodologies.

Total Debt Service Ratio (TDSR) calculations for purchases at this development remain manageable for most working professionals and families, as HDB pricing generally sits below private market thresholds for the same district. This affordability advantage explains the sustained appeal of HDB housing across multiple buyer demographics and income bands throughout Singapore's property market.

Rental Yield Potential for Investors

Investors eyeing 404 Ang Mo Kio Avenue 10 should recognise that HDB rental yields typically reflect the development's ownership and regulatory context. The HDB rental market remains robust given Singapore's sizeable population of lease-seekers, with particular strength in mature, well-serviced estates like Ang Mo Kio. Gross rental yields for comparable properties in this precinct generally range competitively within the broader HDB investment universe, though specific outcomes depend on unit type, lease remaining, and market conditions at time of letting.

The regulatory framework governing HDB tenancy provides clarity and consumer protections that institutional investors appreciate. Rent-control measures ensure fair returns whilst protecting tenant interests, creating a balanced ecosystem conducive to sustained investor participation. For those viewing HDB as a long-term investment vehicle rather than a speculative play, yields combine with capital stability to deliver compelling overall returns.

Comparison with Nearby Developments

Within Ang Mo Kio and surrounding districts, HDB developments show considerable variation in age, lease remaining, layout configurations, and neighbourhood character. Properties at 404 Ang Mo Kio Avenue 10 occupy a distinctive position within this landscape: mature enough to offer established community infrastructure, yet retaining appeal across diverse buyer segments. When evaluating this development against nearby alternatives, purchasers should consider both lease-related factors and qualitative neighbourhood attributes such as school proximity, transport accessibility, and estate amenities.

Recent transactional evidence across Ang Mo Kio shows price-per-square-foot metrics reflecting both lease maturity and market sentiment around the district's continued viability. Comparing 404 Ang Mo Kio Avenue 10 to comparable sales in the immediate vicinity provides practical benchmarking for both owner-occupiers and investors assessing fair value.

Suitable for Multiple Buyer Profiles

First-time homebuyers find HDB purchases particularly accessible given affordability and financing advantages. Young couples and growing families appreciate the pragmatic layouts and established community environment. Upgraders transitioning from smaller units value the additional space and improved facilities available in modern HDB configurations. Investors recognise HDB as a stable, liquid asset class offering predictable rental demand and transparent regulatory frameworks.

High-net-worth individuals seeking diversification into Singapore's residential market sometimes view HDB properties strategically as lower-volatility holdings within a broader portfolio. The simplicity and transparency of HDB ownership appeals across demographic segments, making properties like those at 404 Ang Mo Kio Avenue 10 genuinely versatile vehicles for different ownership objectives.

Future Considerations and Estate Development

Ang Mo Kio continues evolving as a town, with ongoing rejuvenation initiatives, infrastructure upgrades, and amenity enhancements shaping its trajectory. Transport improvements, retail developments, and community facility upgrades all influence long-term appeal and capital appreciation potential. Prospective owners should remain attentive to HDB's urban renewal programmes and estate development plans, which occasionally reshape neighbourhood character and property valuations.

The district's maturity argues against dramatic oversupply in coming years, supporting relatively stable demand conditions. Conservative estimates of future supply pipeline in Ang Mo Kio and surrounding areas suggest continued moderate demand for established stock like 404 Ang Mo Kio Avenue 10, particularly from families and investors prioritising stability over growth speculation.

Frequently Asked Questions

What rental yield should investors realistically expect from units at 404 Ang Mo Kio Avenue 10?

Rental yields for HDB properties at 404 Ang Mo Kio Avenue 10 typically reflect the development's established location within a mature, well-serviced estate where sustained tenant demand supports consistent lettings. Gross yields generally range between 3% and 4% annually depending on unit type, remaining lease, and prevailing rental rates, though specific outcomes vary based on market cycles and individual property conditions. The HDB rental market in Ang Mo Kio benefits from the estate's comprehensive amenities, proximity to schools and hawker centres, and reliable transport links, creating strong fundamentals for investor returns. Investors should model conservative occupancy assumptions and account for management costs when calculating net yield expectations for this development.

How do price-per-square-foot metrics at 404 Ang Mo Kio Avenue 10 compare to recent transactions in Ang Mo Kio?

Recent comparable transactions across Ang Mo Kio show price-per-square-foot values reflecting both lease maturity and market conditions. Properties at 404 Ang Mo Kio Avenue 10, being established HDB stock, typically command pricing aligned with lease age and district averages rather than commanding significant premiums. Market data from recent months indicates transactions across the estate clustering within a relatively narrow band, suggesting stable pricing without dramatic volatility. Prospective buyers should review recent sales of comparable units in the same or adjacent blocks to establish fair-value benchmarks, as specific unit characteristics (floor level, stack position, renovation status) create meaningful variation around the estate average. Engaging with market data from HDB resale transactions provides the most reliable pricing perspective for this development.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 404 Ang Mo Kio Avenue 10 as a second residential property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, levied on top of standard buyer's stamp duty. For properties at 404 Ang Mo Kio Avenue 10, this materially increases acquisition costs compared to first-property purchases, typically representing one of the most significant transaction-cost considerations for investors and upgraders. A second-property purchase priced at S$400,000, for example, would incur ABSD of S$80,000 before accounting for standard stamp duty and other transaction fees. Buyers should factor this substantial tax obligation into their financial planning and affordability assessments, as it directly impacts the total equity deployment and cash-on-cash returns for investment purposes. Professional tax and financial planning advice is advisable to optimise overall transaction structures where multiple property ownership is contemplated.

How does lease decay affect resale value and holding horizons for 404 Ang Mo Kio Avenue 10 properties?

Lease remaining represents a critical valuation factor for all HDB properties, including those at 404 Ang Mo Kio Avenue 10, as diminishing lease term materially impacts both salability and capital value over time. Properties with shorter remaining leases (below 60 years) typically experience accelerated value erosion, particularly when approaching the 30-year lease threshold below which many institutional buyers become less active. For owner-occupiers with extended holding horizons, lease decay over a 20-30 year ownership period requires careful consideration of long-term suitability, particularly if eventual resale or downtrading is contemplated. The HDB's transparent lease information allows prospective buyers to model decay trajectories, calculating approximate annual value attrition and determining optimal holding periods. Investors should run scenario analysis around lease profiles, as two properties of identical condition and layout may trade at substantially different prices purely due to lease remaining, making this variable fundamental to investment decision-making.

How does proximity to MRT stations influence demand, capital appreciation, and long-term value at this location?

The Ang Mo Kio area benefits from established and expanding MRT connectivity, with multiple stations and planned enhancements supporting sustained accessibility and transport-oriented appeal. Proximity to rapid transit typically drives long-term demand stability and supports capital appreciation, as the economic and demographic fundamentals favoring transit-adjacent residential properties remain robust across market cycles. Properties at 404 Ang Mo Kio Avenue 10 inherit these transport-demand benefits, which help insulate valuations against broader market weakness given the essential role proximity plays in household location decisions. Future transport infrastructure projects, including potential new lines or station upgrades, could enhance value prospects further, though such improvements remain speculative planning matters. Buyers and investors should assess current MRT accessibility as a concrete demand driver whilst remaining attentive to announced future transport enhancements that could further strengthen the development's long-term appeal and capital appreciation prospects.

Is 404 Ang Mo Kio Avenue 10 suitable for first-time homebuyers, upgraders, investors, or all three cohorts?

This development appeals across multiple buyer profiles due to HDB's inherent advantages in affordability, financing accessibility, and regulatory clarity. First-time homebuyers find genuine suitability in HDB purchases given CPF-eligible financing, moderate pricing, and straightforward ownership structures that simplify the acquisition process. Upgraders transitioning from smaller units appreciate improved layouts and established estate amenities that enhance quality of life. Investors recognise HDB as a stable, liquid asset class with predictable rental demand and transparent regulatory frameworks governing tenancy, making it a sensible diversification vehicle within residential portfolios. Even high-net-worth individuals sometimes view HDB properties strategically as lower-volatility holdings offering simplicity and tax-efficient rental income generation. The versatility of properties at 404 Ang Mo Kio Avenue 10 across these different ownership objectives reflects broader strengths of mature HDB estates within Singapore's residential market.

What TDSR headroom should I expect at typical price points for units at 404 Ang Mo Kio Avenue 10?

Total Debt Service Ratio calculations for purchases at 404 Ang Mo Kio Avenue 10 generally yield comfortable financing headroom for employed professionals and families, as HDB pricing typically sits substantially below private residential market thresholds for comparable district locations. A property valued at S$400,000 with a 25-year mortgage at current rates would typically result in monthly servicing costs that represent only 20-30% of household income for dual-earner professional couples, providing meaningful TDSR buffer relative to the regulatory ceiling. First-time homebuyers with CPF balances benefit from reduced cash outlay requirements, freeing liquid capital whilst keeping TDSR ratios within comfortable ranges. Individual circumstances vary based on income, existing liabilities, and CPF availability, making personalised financial modelling essential; however, the fundamental affordability advantage of HDB properties versus private market alternatives ensures most working households can achieve satisfactory TDSR positions when acquiring at this development. Prospective buyers should consult banks regarding specific mortgage eligibility and serviceability assessments for their individual circumstances.

How does 404 Ang Mo Kio Avenue 10 compare to competing HDB developments in adjacent areas?

Within Ang Mo Kio and surrounding districts, HDB developments vary considerably in age, lease remaining, layout configurations, and neighbourhood amenities, creating a spectrum of options for buyers and investors. 404 Ang Mo Kio Avenue 10 occupies a distinctive position as an established development combining mature-estate advantages with the benefits of continuous estate rejuvenation initiatives that keep amenities current. Comparable developments in nearby precincts may offer newer construction or different lease profiles, but often lack the fully matured neighbourhood infrastructure and established community cohesion that characterise longer-standing estates. Pricing comparison across developments should account for lease-related variables and specific amenity profiles rather than relying solely on unit size or bedroom count. Recent transactional evidence across the district shows marginal price differentiation between comparable developments, suggesting market efficiency in pricing lease and location factors. Prospective purchasers benefit from reviewing multiple options within the district to identify the optimal combination of price, lease, location, and amenity alignment with their ownership objectives.

Which unit stacks or floor levels offer the best value proposition at 404 Ang Mo Kio Avenue 10?

Within this development, unit valuation variation based on floor level and stack position typically reflects market preferences for light, ventilation, and noise considerations, with higher floors commanding modest premiums due to reduced traffic noise and enhanced privacy. Mid-stack units (approximately floors 10-20) often present excellent value, capturing meaningful light and noise benefits whilst avoiding the modest premiums attached to the highest floor levels without sacrificing practical utility. Lower-floor units occasionally trade at discounts exceeding their actual lifestyle impact, creating opportunities for value-conscious buyers less concerned with commanding views or maximum noise isolation. Stack position—whether facing the estate internal spine or perimeter roads—influences both pricing and practical amenity access, with internal-facing units typically quieter though potentially receiving less consistent natural light. Investors and owner-occupiers should view floor-level and stack-position variation as negotiable pricing variables rather than determinative quality factors, particularly given the subjective nature of preference for light versus quiet. Detailed on-site inspection across different floor levels and stacks provides the most reliable basis for valuation assessment and personal preference alignment.

What future supply pipeline exists in Ang Mo Kio, and how might it impact demand for 404 Ang Mo Kio Avenue 10?

Ang Mo Kio's mature development status means the future HDB supply pipeline in the immediate area remains relatively constrained compared to emerging towns on Singapore's periphery, supporting modest but steady demand fundamentals for established stock. HDB's long-term planning typically designates growth areas for new development rather than infilling mature estates, suggesting limited new unit supply directly competing with 404 Ang Mo Kio Avenue 10. Conversely, estate rejuvenation initiatives and selective en bloc redevelopment of older precincts could modestly alter the competitive landscape, though such projects typically extend over extended timescales with transitional periods where supply disruption remains limited. The district's population demographics and household formation patterns suggest sustained underlying demand for residential stock, preventing any dramatic oversupply scenario. Prospective owners should remain attentive to HDB's published town plans and estate renewal roadmaps, which provide transparency regarding long-term supply and development direction. Overall, the combination of constrained new supply and steady underlying demand suggests properties at 404 Ang Mo Kio Avenue 10 will continue attracting interest across buyer and investor cohorts for the foreseeable future.

404 Ang Mo Kio Avenue 10 — From S$3,500