Type

Units

Min Area

Price Range

2 BR

721 sqft

S$445K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$445K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$89,000 on this acquisition.
Located 12 min (960 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?

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128 Ang Mo Kio Avenue 3: A Central Hub for Modern Living

Located in the heart of Ang Mo Kio, 128 Ang Mo Kio Avenue 3 represents a mature residential enclave that has consistently attracted homebuyers and investors seeking convenient urban living. The development comprises a collection of HDB flats situated within one of Singapore's most well-established neighbourhoods, offering occupants direct access to comprehensive facilities and a vibrant community. Units available within this project span multiple configurations, with pricing commencing from S$445,000, providing accessible entry points for various buyer profiles ranging from first-time purchasers to seasoned property investors.

The neighbourhood's strategic positioning places residents within a 12-minute walk of CR11 Ang Mo Kio MRT Station, a critical transport interchange that connects seamlessly to the North-South Line and the newly integrated Circle Line services. This proximity to public transport fundamentally enhances the development's appeal, enabling swift commutes to central business districts, healthcare facilities at Tan Tock Seng Hospital, and educational institutions throughout the island. The mature estate infrastructure surrounding 128 Ang Mo Kio Avenue 3 includes a comprehensive network of shopping centres, hawker complexes, primary schools, and secondary institutions, establishing this location as particularly desirable for families prioritising convenience and accessibility.

Property Composition and Layout Options

The development offers predominantly two-bedroom configurations with modern bathroom facilities, providing practical living spaces tailored to contemporary household requirements. Each unit typically spans approximately 721 square feet, delivering efficient floor plans that maximise utility without sacrificing comfort. The variety of stacks and floor levels within the development ensures prospective buyers can select units aligned with their preferences regarding natural light, ventilation, and noise exposure. Higher floor units generally command premium valuations due to enhanced views and reduced street-level disturbances, whilst lower and mid-level floors often represent superior value propositions for investors focused on yield optimisation.

Investment Credentials and Rental Dynamics

Properties within 128 Ang Mo Kio Avenue 3 occupy a compelling position within Singapore's rental market, supported by sustained demand from expatriate professionals, young career starters, and downsizers seeking centrally-located accommodation. The estate's proximity to major employment corridors—including the financial district, healthcare sector, and technology hubs—generates consistent tenant interest, translating into steady gross rental yields typically ranging between 3 to 4 percent for two-bedroom units at current market prices. The mature neighbourhood's reputation, combined with HDB's inherent regulatory framework ensuring tenant stability, creates a favourable environment for buy-to-let investors seeking predictable income generation coupled with capital appreciation potential.

Market Positioning and Comparative Value

Transaction data from recent months indicates that per-square-foot pricing for HDB flats in the Ang Mo Kio district generally ranges between S$600 and S$700 per sqft, depending on factors including floor level, unit orientation, proximity to lift lobbies, and remaining lease tenure. Units within 128 Ang Mo Kio Avenue 3 are competitively positioned within this bandwidth, offering homebuyers and investors access to centrally-located inventory without the premium pricing commanded by newly completed BTO projects or private residential alternatives. The secondary market for established HDB estates in this location has demonstrated resilience and consistent growth, reflecting strong underlying demand that continues to outpace supply constraints affecting many comparable neighbourhoods.

Financing Considerations and Buyer Eligibility

For Singapore Citizens and Permanent Residents, the development presents flexible financing pathways, with HDB loans typically available at competitive rates extending up to 25 years for eligible applicants. First-time homebuyers particularly benefit from HDB's housing grants and concessional lending frameworks, substantially reducing initial capital requirements and monthly servicing obligations. Second-property purchasers should anticipate Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price, alongside standard Stamp Duty, Lawyer's fees, and registration costs—factors that materially influence the true cost of acquisition for investors expanding their portfolios.

Neighbourhood Maturity and Long-term Viability

Ang Mo Kio's development trajectory over the past four decades has established it as a cornerstone precinct within Singapore's public housing landscape, with consistently strong demand reflecting the neighbourhood's proven appeal. The estate boasts mature community facilities including multiple sporting venues, parks, and recreational grounds, alongside educational institutions spanning primary through tertiary levels. Future urban renewal initiatives, including ongoing improvements to transport interchange infrastructure and enhancement of public spaces, position 128 Ang Mo Kio Avenue 3 to benefit from sustained capital appreciation and maintained relevance within Singapore's residential market. The absence of significant new HDB supply in immediately adjacent areas supports the long-term value retention prospects for units within this development.

Suitability Across Buyer Segments

First-time homebuyers find 128 Ang Mo Kio Avenue 3 particularly attractive due to accessible pricing, straightforward financing frameworks, and the neighbourhood's established infrastructure and community support services. Upgraders relocating from younger estates appreciate the mature environment's enhanced amenities and the potential for significant unit size increases relative to their previous housing. High-net-worth individuals utilising HDB flats as portfolio diversification or tax-efficient investment vehicles benefit from the stable cashflow characteristics and administrative simplicity inherent to the public housing system. Downsizers seeking to release equity from private properties whilst maintaining central location access find two-bedroom configurations within this development perfectly calibrated to reduced spatial requirements without sacrificing essential amenities.

Transport Integration and Future Connectivity

The CR11 Ang Mo Kio MRT Station's position as a strategic interchange point—serving North-South Line passengers and Circle Line commuters—fundamentally underpins the development's long-term demand resilience. Existing bus services provide extensive coverage across Northern and Central regions, supplementing rail connectivity with flexible commute options. Planned enhancements to the transport network, including potential extensions to secondary rail lines and bus rapid transit initiatives, position Ang Mo Kio as an increasingly strategically valuable location within Singapore's broader urban mobility ecosystem, supporting sustained capital appreciation for residential properties within this neighbourhood.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 128 Ang Mo Kio Avenue 3?

Units within 128 Ang Mo Kio Avenue 3 typically generate gross rental yields between 3 and 4 percent, calculated on current market purchase prices ranging from S$445,000 onwards. Two-bedroom flats in this centrally-located estate attract consistent demand from expatriates, young professionals, and downsizers, supporting reliable monthly rental income. The neighbourhood's proximity to employment corridors, educational institutions, and healthcare facilities creates structural tenant demand that historically outpaces supply, providing investors with confidence in sustained rental occupancy and modest annual rental escalation aligned with inflation cycles. Net yields after accounting for property tax, maintenance levies, and occasional vacancy periods typically settle between 2.5 and 3.5 percent, which compares favourably to newer BTO projects and regional alternative investments.

How does the per-square-foot pricing at 128 Ang Mo Kio Avenue 3 compare to recent transactions in the Ang Mo Kio district?

Transaction data from the past six months indicates that HDB flats in the Ang Mo Kio area trade at approximately S$600 to S$700 per square foot, contingent upon floor level, unit orientation, and remaining lease duration. At the stated price point of S$445,000 for approximately 721 square-foot units, 128 Ang Mo Kio Avenue 3 properties sit within the mid-to-upper range of this bandwidth, reflecting their established location and mature infrastructure. This pricing positioning compares competitively against newly completed BTO projects in less central areas, which often command similar or premium valuations despite longer commute times and less mature amenities. The moderate per-square-foot price reflects the development's maturity rather than suggesting undervaluation, making it particularly attractive for upgraders transitioning from younger estates seeking established neighbourhood character without paying downtown or fringe premium prices.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers acquiring units at this development?

Singapore Citizens purchasing a second residential property at 128 Ang Mo Kio Avenue 3 must factor in Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price, in addition to standard Stamp Duty and conveyancing costs. For a S$445,000 purchase, ABSD would contribute approximately S$89,000 to the total acquisition cost, representing a material financial consideration that significantly impacts overall investment returns and financing requirements. Permanent Residents similarly face ABSD at 20% on second-property acquisitions, whilst foreigners encounter substantially higher ABSD thresholds, typically rendering HDB purchases impractical for non-resident investors. Investors should structure acquisitions strategically, considering whether purchasing through a spouse or deferring purchases until first properties are divested represents the optimal path to minimise stamp duty burden and preserve capital for portfolio expansion.

Does lease decay present a material risk to resale value and financing capacity for units at 128 Ang Mo Kio Avenue 3?

The development, comprising HDB flats held on 99-year leasehold tenure, does not currently present material lease decay concerns given that most flats within this estate retain approximately 85 to 95 years of lease remaining, remaining well above the threshold at which financing institutions impose restrictions. However, buyers should verify specific unit lease commencement dates, as some blocks may approach the 85-year threshold within the next decade, potentially triggering higher mortgage rejection rates from financing institutions and reduced buyer pools at that juncture. The HDB's Home Improvement Programme and potential future lease extension policies provide optionality for leaseholders as their properties approach advanced lease stages, though such schemes require long-term planning and government policy evolution. First-time buyers with extended ownership horizons should prioritise units with 90+ years remaining to ensure unrestricted financing access for the duration of their ownership, whilst investors may accept marginally shorter leases provided purchase prices reflect appropriate discounts offsetting future lease decay risks.

How significantly does proximity to CR11 Ang Mo Kio MRT Station influence demand and capital appreciation for 128 Ang Mo Kio Avenue 3?

The development's position within a 12-minute walk of CR11 Ang Mo Kio MRT Station—an interchange serving both North-South and Circle Lines—represents a critical determinant of sustained buyer demand and capital value appreciation. Properties within walkable distance of major MRT interchanges consistently command premium valuations compared to non-transit-adjacent alternatives, with research indicating approximately 5 to 10 percent pricing premiums attributable to transport accessibility. The dual-line interchange status enhances the location's strategic importance, ensuring alternative routing options during service disruptions and facilitating commutes to diverse employment nodes across the island without reliance on single-line connectivity. Historical price trajectories for HDB flats in Ang Mo Kio demonstrate consistent outperformance of development-wide average prices during economic cycles, substantially attributable to transport proximity, positioning units at 128 Ang Mo Kio Avenue 3 favourably for long-term capital appreciation aligned with or exceeding broader HDB market trends.

Which buyer profiles—first-timers, upgraders, HNW investors, downsizers—are best suited to purchase at 128 Ang Mo Kio Avenue 3?

First-time homebuyers represent a primary target demographic for this development, benefiting from accessible pricing, HDB grants offsetting 5 to 15 percent of purchase prices, and straightforward financing frameworks extending up to 25 years. Upgraders transitioning from younger estates appreciate the substantial unit size increases available within this mature development, coupled with established neighbourhood character and superior amenities compared to newer BTO offerings. High-net-worth individuals seeking portfolio diversification through tax-efficient public housing investments find HDB flats at 128 Ang Mo Kio Avenue 3 attractive for capital preservation and modest yield generation, particularly when aggregating multiple units across the development for enhanced cashflow. Downsizers releasing equity from private residential properties discover that two-bedroom configurations within this central location precisely match reduced spatial requirements whilst maintaining convenient access to services, entertainment, and transport, enabling successful right-sizing without geographic displacement from preferred neighbourhoods.

What are typical Total Debt Service Ratio considerations and financing headroom available at current price points for this development?

At the S$445,000 entry price point, qualified buyers financing through HDB loan schemes typically enjoy healthy TDSR positioning, with monthly servicing obligations remaining substantially below the 30 to 35 percent TDSR threshold that HDB and commercial lenders enforce. A S$400,000 HDB loan at prevailing rates of approximately 2.6 percent spread over 25 years translates to monthly servicing of roughly S$1,700, readily accommodated within the disposable income of professional households earning S$60,000 to S$80,000 annually. Buyers with existing mortgage obligations or consumer debts require careful TDSR assessment, as each incremental liability reduces available financing capacity and may necessitate larger cash down payments or extended loan tenures. Investors leveraging investment loans or co-mortgaging arrangements should anticipate modestly higher interest rates and more stringent affordability verification requirements, potentially reducing approved loan quantum by 10 to 15 percent compared to owner-occupier financing scenarios, necessitating proportionally increased equity contributions.

What competing developments in adjacent areas should buyers compare against 128 Ang Mo Kio Avenue 3 when evaluating value?

Comparable HDB developments within Ang Mo Kio neighbourhood include properties along Ang Mo Kio Avenue 1, 2, and 4, which trade at marginally lower price points of S$420,000 to S$440,000 for similar two-bedroom configurations, though often with marginally longer MRT walking distances or less premium orientation. Developments in adjacent Serangoon, such as properties near Serangoon MRT, typically command 5 to 10 percent premium valuations reflecting their position at the gateway between North-Eastern and Central Singapore, attracting broader buyer pools and stronger rental demand. Newer BTO completion projects in Hougang and Sengkang suburbs offer comparable pricing but with significantly longer commutes to Central Business District locations, typically adding 20 to 30 minutes to peak-hour journeys versus the 20-minute MRT commute available from 128 Ang Mo Kio Avenue 3. Buyers should weight these comparative commute profiles and neighbourhood maturity against any marginal pricing differences, recognising that 128 Ang Mo Kio Avenue 3's established location typically justifies its valuation positioning relative to outer-ring alternatives.

Are particular unit stacks, floor levels, or orientations within 128 Ang Mo Kio Avenue 3 significantly better value than others?

Higher floor units within 128 Ang Mo Kio Avenue 3, typically from the 10th storey onwards, command 8 to 12 percent premium valuations compared to lower-floor equivalents, primarily attributable to enhanced views, reduced street-level noise, and improved natural ventilation—factors that justify the pricing differential for owner-occupiers prioritising living comfort. Mid-level floors, particularly the 5th to 9th storeys, represent optimal value positions for investors seeking yield maximisation, avoiding both the congestive basement parking and lower-floor disturbances whilst eliminating the speculative premium attached to higher floors. Units positioned away from lift lobbies and main corridors generally attract marginally reduced offer prices of 2 to 4 percent, a minor discount that often fails to reflect actual livability improvements, creating potential value opportunities for buyers willing to accept non-corner positions. East and North-facing units typically experience superior morning natural light and ventilation compared to West-facing alternatives, which encounter afternoon heat gain—a consideration of particular relevance in Singapore's tropical climate that buyers should weigh against pricing differentials, as this orientation preference is sufficiently widespread to justify modest premium differentials in competitive market conditions.

What future HDB supply pipeline developments or infrastructure improvements in Ang Mo Kio should influence purchase decisions for 128 Ang Mo Kio Avenue 3?

The Ang Mo Kio district benefits from minimal planned new HDB supply within the immediate vicinity over the next five to seven years, supporting stable and appreciating valuations as sustained demand encounters constrained inventory growth. Announced improvements to the Ang Mo Kio MRT interchange, including enhanced pedestrian connectivity and retail integration projects, are expected to further elevate the location's strategic importance within Singapore's transport hierarchy, potentially generating indirect demand uplift for residential properties within walking distance. The broader Yio Chu Kang and Upper Thomson corridor development initiatives, whilst extending further eastward, may eventually generate competitive pressures from new neighbourhood retail and entertainment offerings, though such developments remain sufficiently distant to present minimal near-term impact on 128 Ang Mo Kio Avenue 3 valuations. Government planning intentions to maintain Ang Mo Kio as a mature residential and employment hub—rather than transitioning it toward high-density redevelopment—provide structural confidence that property values will align with conservative appreciation forecasts tied to inflation and underlying demand growth, rather than speculative uplift cycles characteristic of developments facing imminent renewal or intensification.

[For Sale] Hdb Flat At 128 Ang Mo Kio Avenue 3 — From S$445K