Type

Units

Min Area

Price Range

3 BR

979 sqft

S$3,700/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,700.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$740 on this acquisition.
Located 5 min (420 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.

175 Ang Mo Kio Avenue 4: A Cornerstone HDB Development in Singapore's North-East

175 Ang Mo Kio Avenue 4 represents a significant residential holding in one of Singapore's most mature and well-established public housing estates. Located in the heart of Ang Mo Kio, this development sits within a neighbourhood that has evolved into a thriving, self-contained community with decades of stability and proven demand. The estate's appeal lies in its balance of affordability, accessibility, and the social infrastructure that only an established estate can offer.

The development benefits from its proximity to Mayflower MRT station, situated just five minutes' walk away at a distance of approximately 420 metres. This accessibility to the Thomson-East Coast Line (TE6) ensures seamless connectivity to the broader Singapore transport network, making commutes to business districts, educational institutions, and entertainment precincts straightforward for residents. The MRT advantage is particularly significant for buyers seeking to maximise their transport optionality without overpaying for peripheral location premiums that newer estates sometimes command.

Location and Neighbourhood Character

Ang Mo Kio has long been recognised as one of Singapore's most vibrant residential zones, characterised by comprehensive planning that integrates housing, commerce, education, and recreation. The neighbourhood surrounding 175 Ang Mo Kio Avenue 4 is anchored by extensive retail and dining options, healthcare facilities, and recreational parks that cater to families of all life stages. This maturity means that schools, supermarkets, and community amenities are not merely proposed or under development—they are already embedded within the social fabric, providing immediate utility to residents.

The estate's location north of the city centre positions it as an attractive option for buyers seeking to escape the intensity of central Singapore whilst maintaining reasonable access to employment hubs. The area has consistently demonstrated resilience in property cycles, a testament to its foundational appeal and the stability of the broader residential catchment. For investors and owner-occupiers alike, this established reputation reduces speculative risk and grounds valuations in genuine demand rather than future promise.

Housing Typology and Flexibility

The development encompasses multiple unit configurations, allowing different buyer cohorts to find suitable accommodation within the same estate. Whether buyers are seeking a compact two-bedroom flat for first-time entry into the market, a spacious three-bedroom unit for a growing family, or larger configurations for multigenerational living, the project's diversity ensures that purchase decisions can be made on the basis of genuine need rather than constrained supply. This variety also underpins the estate's rental attractiveness, as the breadth of unit sizes appeals to a correspondingly broad tenant base.

The internal layouts of units within this development reflect contemporary living standards whilst respecting the density constraints inherent to well-planned estates. Thoughtful spatial configuration ensures that common areas, bedrooms, and utility spaces are proportioned to maximise livability without unnecessary excess. This pragmatic approach to design is consistent with successful HDB planning principles that have proven popular across multiple generations of Singapore homeowners.

Investment Potential and Rental Dynamics

From an investment perspective, 175 Ang Mo Kio Avenue 4 occupies a defensible position within the HDB investment landscape. The estate's maturity, established tenant base, and proximity to reliable transport infrastructure create consistent rental demand. Investors evaluating this development should anticipate steady rather than spectacular returns, underpinned by the fundamental appeal of a neighbourhood that serves as home to tens of thousands of Singapore residents across a spectrum of professions and income levels.

The rental market for HDB units in this estate reflects the broader dynamics of public housing in Singapore: relatively compressed yield spreads, long average tenancies, and tenant quality that correlates positively with the neighbourhood's residential reputation. Prospective investors should factor in the current pricing environment and comparable lettings within the immediate vicinity to form realistic expectations regarding rental returns and capital appreciation trajectories.

Pricing and Valuation Framework

Current offerings from 175 Ang Mo Kio Avenue 4 are positioned competitively within the Ang Mo Kio rental and sales market. The development's pricing reflects its location, unit mix, and the estate's established standing rather than speculative premiums. Buyers evaluating value-for-money should compare not only absolute prices but also price per square foot against recent transactions in the immediate area, accounting for variations in unit age, internal condition, and floor levels that naturally influence individual valuations.

The HDB market in this precinct has demonstrated stability across recent cycles, suggesting that pricing is anchored in genuine demand rather than cyclical exuberance. This grounding provides a measure of confidence to purchasers concerned about overpaying at market peaks or concern themselves with rapid depreciation in downturns.

Financing and Buyer Suitability

For first-time buyers, 175 Ang Mo Kio Avenue 4 presents an entry point into Singapore's property market that does not require the capital reserves or service capacity demanded by private residential options. The HDB framework allows first-time purchasers to utilise Central Provident Fund (CPF) savings alongside bank financing, substantially easing the initial purchase burden. The development's maturity and established status provide reassurance that capital will not be at undue risk from unforeseen negative developments in the broader estate or precinct.

Upgraders transitioning from smaller units or relocating from other estates will find that the range of unit types at 175 Ang Mo Kio Avenue 4 allows for genuine rightsizing rather than compromise. The transport connectivity and neighbourhood amenities mean that upgrading to this development does not necessitate sacrificing accessibility or lifestyle quality. For investors purchasing a second residential property, it is important to note that Additional Buyer's Stamp Duty at 20% applies to Singapore Citizens acquiring a second residential property; this substantial cost must be factored into investment returns and financing planning.

Comparative Context and District Supply

Ang Mo Kio remains one of Singapore's largest housing districts, with a diverse inventory spanning HDB blocks of varying ages, layouts, and price points. The broader supply pipeline in the district is well-established, with new Build-To-Order flats occasionally introduced alongside resale transactions in existing estates. This context positions 175 Ang Mo Kio Avenue 4 as part of a mature, stable housing market rather than a scarcity-driven precinct, which has implications for both pricing expectations and long-term capital appreciation potential.

Comparing this development to other HDB estates in the immediate vicinity reveals relatively consistent pricing for similar unit types and floor levels, confirming that valuations reflect market consensus rather than outlier expectations. Buyers should view 175 Ang Mo Kio Avenue 4 as a benchmark property against which nearby alternatives can be measured, rather than as an unusually advantaged or disadvantaged option within its peer group.

Conclusion

175 Ang Mo Kio Avenue 4 embodies the qualities that have made Ang Mo Kio one of Singapore's most enduring residential destinations: mature planning, reliable transport, established community infrastructure, and accessible pricing. Whether approached as a primary residence, an upgrading transaction, or an investment opportunity, the development merits serious consideration from buyers with a genuine need for housing in this precinct. The combination of location, amenity, and affordability that the development offers remains compelling in a housing market where trade-offs between these factors are increasingly difficult to avoid.

Frequently Asked Questions

What rental yield can investors expect from units at 175 Ang Mo Kio Avenue 4?

Rental yields for HDB units at 175 Ang Mo Kio Avenue 4 typically range from 3% to 4% per annum, depending on the specific unit configuration, floor level, and prevailing market conditions. This moderate yield reflects the broader characteristics of HDB investment properties in established estates: steady tenant demand balanced against relatively compressed spreads that distinguish public housing from private residential alternatives. Investors should conduct comparative analysis of recent lettings within the immediate estate to calibrate realistic expectations, accounting for variations in unit age, condition, and location within the broader development that naturally influence rental rates. Given the maturity of the Ang Mo Kio estate and its consistent appeal to tenants across multiple demographics, rental income is generally reliable and supported by low vacancy rates, though capital appreciation has historically trailed private residential properties over extended holding periods.

How does the price per square foot at 175 Ang Mo Kio Avenue 4 compare to recent transactions in the area?

Price per square foot at 175 Ang Mo Kio Avenue 4 must be evaluated against recent resale transactions within the immediate Ang Mo Kio estate and comparable HDB blocks in adjacent precincts. HDB pricing in mature estates such as this typically ranges from S$600 to S$750 per square foot depending on unit type, floor level, and internal condition, though variations around these benchmarks are common and reflect individual property characteristics. Buyers evaluating value should examine recent transacted prices for similar unit types rather than relying on asking prices alone, as actual market clearance rates may differ substantially depending on market cycle and negotiation dynamics. The proximity to Mayflower MRT and the estate's overall accessibility provide underlying support for valuations in this precinct, though any significant premium relative to nearby competing blocks would warrant scrutiny and potentially signal overpricing relative to contemporaneous market conditions.

What is the Additional Buyer's Stamp Duty impact for second-property investors?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price, in addition to standard Buyer's Stamp Duty. For a property priced at S$500,000, this represents an additional S$100,000 in tax liability, substantially impacting both the effective purchase price and the timeline required to recover investment costs through rental income or capital appreciation. This 20% ABSD rate is a critical consideration in investment return calculations and must be factored into financing headroom assessments, as many lenders require sufficient equity or income to serviceability ratios after accounting for this substantial upfront cost. Investors at 175 Ang Mo Kio Avenue 4 should model their purchase scenarios accounting for ABSD to avoid underestimating true acquisition costs and should engage with their lenders early to confirm that financing remains available at acceptable terms once this duty is incorporated into loan quantum calculations.

What lease decay risk affects resale value for this HDB development?

175 Ang Mo Kio Avenue 4, as an HDB development, is subject to leasehold tenure rather than freehold, which means that lease decay progressively impacts resale value as the lease term diminishes. Most HDB flats at this address are held on 99-year leases; as these leases age beyond 60 years remaining, banks increasingly restrict loan eligibility and buyers face difficulty securing financing, which can constrain the buyer pool and suppress capital values. However, leases at established estates like Ang Mo Kio are generally still in relatively early decay stages for blocks of this age, meaning resale value impact remains moderate in the near to medium term. The Singapore government's Built-To-Order and resale schemes have introduced lease top-up mechanisms for flats with ageing leases, providing some mitigation to this structural headwind, though such schemes are subject to policy changes and eligibility criteria. Prudent buyers should model the anticipated lease remaining life at their intended holding period exit and factor in potential financing restrictions that shorter leases may impose on future purchasers, thereby estimating downward valuation pressure in later decades of holding.

How does proximity to Mayflower MRT station enhance demand and capital appreciation?

Proximity to Mayflower MRT station on the Thomson-East Coast Line (TE6) provides 175 Ang Mo Kio Avenue 4 with a substantial locational advantage that supports both rental demand and capital appreciation. The five-minute walking distance to the station positions the development squarely within the premium tier of HDB accessibility; residents enjoy seamless commuting to employment hubs, educational institutions, and entertainment precincts across Singapore without reliance on private transport or extended travel times. This transport advantage typically translates into measurable rental premiums—tenants willingly pay incremental sums for proximity to reliable, efficient MRT connectivity—and supports stronger capital appreciation trajectories than comparable HDB blocks lacking similar access. The Thomson-East Coast Line's continued expansion and integration with Singapore's broader transit network suggests that the value of Mayflower station access will remain durable and likely appreciate over extended time horizons, making this development particularly attractive for both owner-occupiers with regular commuting requirements and investors targeting stable, long-duration holdings.

Which buyer profiles are best suited to 175 Ang Mo Kio Avenue 4?

First-time buyers seeking to enter Singapore's property market find 175 Ang Mo Kio Avenue 4 particularly appealing due to the HDB framework's accessible financing mechanisms, CPF utilisation allowances, and established estate reputation that provides confidence in capital stability. Upgraders relocating from smaller units or other estates value the range of unit configurations available within the development and the mature neighbourhood amenities that allow for genuine improvement in lifestyle without sacrifice of accessibility or convenience. Investors pursuing steady rental income and moderate capital appreciation benefit from the estate's consistent tenant demand and the MRT proximity that appeals to a broad spectrum of potential renters across demographics and professions. High-net-worth buyers seeking to diversify into HDB holdings or downsize from private residential properties may find the estate's maturity and accessibility compelling, though the relatively compressed yield profiles typical of HDB properties should be weighed against the lower absolute capital requirements relative to private residential alternatives. Families prioritising neighbourhood stability, school proximity, and established community infrastructure find that 175 Ang Mo Kio Avenue 4 offers an optimal balance of these factors without the premium pricing that applies to less developed or more peripheral estates.

What TDSR and financing headroom should buyers expect at typical price points?

At typical price points for 175 Ang Mo Kio Avenue 4 ranging from approximately S$450,000 to S$650,000 depending on unit configuration, first-time buyers utilising CPF savings and bank mortgages can typically secure financing for 80% to 90% of the purchase price, translating to required cash outlay of S$45,000 to S$130,000 depending on the specific unit and buyer's CPF balance. The Total Debt Servicing Ratio (TDSR) framework limits total monthly debt servicing to 55% of gross monthly income, which at a S$500,000 property price point with a 25-year loan term typically requires household income of approximately S$5,500 to S$6,000 monthly to comfortably service the mortgage whilst maintaining headroom for other obligations. Second-property investors must factor in the 20% ABSD cost, which substantially increases required equity: a S$500,000 purchase would necessitate S$100,000 in additional funds, reducing accessible financing and compressing loan-to-value ratios. Buyers should engage with multiple lenders to confirm available loan quantum at their specific income and debt levels, as financing criteria vary between institutions and may tighten during rising interest rate environments or economic uncertainty, which have direct implications for the buyer pool and market velocity at this development.

How does 175 Ang Mo Kio Avenue 4 compare to other HDB developments in the district?

175 Ang Mo Kio Avenue 4 sits within a competitive landscape of multiple HDB blocks and estates across Ang Mo Kio, with comparable developments offering similar unit mixes, pricing, and amenities at various locations within the broader precinct. Developments nearer to major MRT interchange points or commercial centres may command marginal pricing premiums, whilst blocks in peripheral sections of the estate may trade at modest discounts, reflecting transport accessibility differentials that buyers consistently value. The development's own unit age, internal condition, and renovation history create individualistic valuation dynamics that override blanket estate-wide generalisations; direct comparable analysis of recently transacted units of identical configuration and floor level remains essential for accurate value assessment. Relative to newer Build-To-Order estates, 175 Ang Mo Kio Avenue 4 offers the advantage of established community, proven amenity provision, and immediate occupancy, though buyers valuing the novelty and enhanced specifications of newly completed public housing may perceive competing BTO schemes as superior value propositions. Investors evaluating multiple development options within Ang Mo Kio should assess rental demand by precinct and recent transactional velocity to calibrate which estates are attracting the strongest tenant interest and buyer momentum, as these indicators often signal underlying demand strength that supports both rental stability and capital appreciation.

Which floor levels and unit stacks offer the best value at this development?

Within 175 Ang Mo Kio Avenue 4, mid-level floors typically offering the best value-for-money, as they escape both the modest premiums commanding by low floors (valued for convenience and pram accessibility) and the more substantial price premiums that upper floors command due to light, ventilation, and reduced ambient noise. Units positioned on floors four through eight generally present an optimal trade-off between absolute price and quality-of-life factors; they provide superior views and air circulation relative to lower floors without the carrying cost premiums of higher levels. Within individual stacks, corner units and end units typically trade at modest premiums relative to internal units, reflecting marginally superior light and cross-ventilation; however, these premiums may not be proportional to the incremental actual amenity gains, suggesting that internal mid-stack units can represent superior value for price-sensitive buyers. Ground-floor and first-level units attract specific buyer profiles prioritising accessibility for elderly residents or those with mobility constraints; such units may trade at discounts relative to comparable higher floors, potentially offering value for investors targeting niche tenant segments. A systematic review of recent transacted prices by floor and stack position within the development will reveal local valuation patterns; disciplined buyers should target units that have transacted at prices lower than their fundamental quality would suggest, indicating potential mispricing or lower buyer demand that may offer superior acquisition terms.

What is the future supply pipeline for HDB in the Ang Mo Kio district?

The Ang Mo Kio district has witnessed gradual supply augmentation through Build-To-Order (BTO) programme launches, though the pace of new supply is measured and reflects the Housing and Development Board's broader strategy of mixed infill development and estate rejuvenation rather than wholesale expansion. Recent BTO tranches have been absorbed by the local market whilst generating modest competition for resale properties like 175 Ang Mo Kio Avenue 4, as first-time buyers sometimes opt for new units despite longer waiting periods, valuing the enhanced specifications and building warranties that new construction affords. However, the majority of new BTO supply has been efficiently absorbed into owner-occupier demand, suggesting that resale properties in established estates continue to serve genuine market requirements rather than competing in a saturated environment. The broader Ang Mo Kio district is considered mature and largely built-out, meaning that dramatically expanded supply is improbable; future supply will likely derive from selective rejuvenation of ageing blocks and modest BTO launches rather than large-scale new estate development. This structural supply constraint supports the long-term value proposition of established blocks like 175 Ang Mo Kio Avenue 4, as new supply will remain limited relative to the existing stock, meaning future price appreciation is unlikely to be materially constrained by oversupply dynamics typical of younger districts with extensive remaining BTO pipelines. Buyers should monitor official HDB announcements regarding future development plans affecting this precinct, though the current forecast suggests that supply growth will remain gradual and well-balanced relative to underlying demand.

[For Rent] Hdb Flat At 175 Ang Mo Kio Avenue 4 — From S$3,700