Type

Units

Min Area

Price Range

2 BR

888 sqft

S$3,300/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,300.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$660 on this acquisition.
Located 6 min (520 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.

177 Ang Mo Kio Avenue 4: A Central HDB Development in Singapore's Northeast

177 Ang Mo Kio Avenue 4 represents a well-positioned residential development in one of Singapore's most established and sought-after HDB estates. Situated in the heart of Ang Mo Kio, this property offers convenient access to public transport, local amenities, and employment nodes across the northern corridor of the island. The development comprises units thoughtfully designed to meet the needs of diverse buyer profiles, from first-time upgraders to seasoned property investors seeking reliable rental yields in a mature neighbourhood.

Strategic Location and Transport Connectivity

The development's proximity to TE6 Mayflower MRT Station—a mere 520 metres away—positions it as an exceptionally convenient address for commuters and professionals. This direct rail link provides seamless connectivity to the broader East Coast Line network, enabling residents to reach the city centre, business parks, and educational institutions across Singapore with ease. The walkable distance to the MRT station enhances the appeal of this property for tenants, historically supporting strong occupancy rates and rental demand. Such transport accessibility also underpins long-term capital appreciation, as areas within 600 metres of MRT stations have consistently demonstrated resilience in Singapore's property cycles.

Unit Specifications and Living Space

The property offers spacious 2-bedroom configurations spread across approximately 888 square feet of usable floor area. This layout provides a practical balance between privacy and efficiency, suitable for couples, small families, and owner-occupiers seeking flexibility. The generous square footage allows for comfortable living arrangements without excessive maintenance demands, an important consideration for both end-users and investors managing multiple properties. The 2-bedroom format also aligns well with demographic trends in Singapore, where such configurations command consistent rental interest from young professionals and upgraders moving down from larger homes.

The Ang Mo Kio Estate: Maturity and Stability

Ang Mo Kio has established itself as one of Singapore's premier residential enclaves over several decades of development. The neighbourhood combines well-maintained public spaces, comprehensive retail and dining options, and a strong sense of community. Schools, medical clinics, supermarkets, and recreational facilities are all integrated within the estate, reducing dependency on personal vehicles for daily needs. This maturity translates into stable property values and predictable rental dynamics, making the area particularly attractive for conservative investors and families seeking long-term stability rather than speculative gains.

Investment Potential and Rental Yields

For investors considering 177 Ang Mo Kio Avenue 4 as part of a portfolio strategy, the HDB market in this district has historically offered reasonable rental yields supported by strong tenant demand. The combination of affordability, convenient location, and comprehensive neighbourhood infrastructure attracts a wide range of renters—from working professionals to expatriate families requiring short-term or medium-term accommodation. The 2-bedroom format particularly appeals to dual-income households and younger families, a demographic segment with consistent rental appetite. However, potential investors should note that Additional Buyer's Stamp Duty at 20% applies to second residential property purchases by Singapore Citizens, a significant upfront cost that must be factored into yield calculations and cash-flow projections.

Lease Structure and Long-Term Value Preservation

HDB leasehold properties typically carry 99-year lease tenures from the point of issuance by the Housing and Development Board. Understanding the specific lease commencement date is essential for long-term planning, as lease decay progressively impacts resale value and financing accessibility as the property approaches 80 years of age. Properties nearing the end of their lease term may face increased scrutiny from both banks and potential buyers, potentially compressing valuations and limiting the pool of interested parties. Conversely, units in the earlier stages of their lease cycle benefit from stronger capital preservation prospects and greater financing flexibility across a broader range of lenders and loan tenors.

Financing Considerations and TDSR Implications

Prospective buyers should anticipate that Total Debt Servicing Ratio (TDSR) regulations will limit their borrowing capacity to approximately 55% of gross monthly income. At the development's estimated price points, most owner-occupier purchases fall within the conventional financing range available from Singapore's major banks and financial institutions. First-time buyers benefit from stamp duty concessions and lower ABSD rates, whereas upgraders purchasing this as a second property face the aforementioned 20% ABSD liability. Investors and purchasers with existing property portfolios should engage financial advisors to model precise cash-flow scenarios, accounting for downpayment requirements, mortgage servicing costs, property tax, and anticipated rental income.

Comparative Positioning Within the District

The Ang Mo Kio precinct encompasses several other HDB and private residential developments at varying price points and lease stages. The broader district's supply pipeline and existing stock influence local market dynamics, affecting both resale demand and rental competitiveness. Comparing per-square-foot transacted prices for similar 2-bedroom configurations in the immediate vicinity provides valuable context for assessing whether the development represents fair value or an attractive entry point. Recent transactional data in central Ang Mo Kio has typically ranged across specific price bands, though individual unit pricing fluctuates based on exact floor level, unit stack, facing, and lease progression.

Floor Levels and Unit Stack Considerations

Within HDB developments, floor level and unit stack position significantly influence desirability, rental appeal, and resale velocity. Higher floors typically command premium pricing and attract tenants willing to pay additional rent for improved views, reduced noise from street-level activity, and enhanced natural ventilation. Mid-to-high stack units often represent optimal value, balancing premium pricing against the practical considerations of lift wait times and access frequency. Lower-stack units may appeal to elderly residents and families with very young children seeking to minimise stair and lift dependencies, though they sometimes attract lighter rental demand and potentially slower resale progression. Market experience suggests that floors above the tenth level generally attract stronger tenant interest and faster resale completion timelines within this estate.

Buyer Suitability Across Multiple Profiles

This development caters effectively to first-time buyers entering the property market, as the 2-bedroom configuration and Ang Mo Kio location provide an affordable stepping stone into ownership without compromising on location quality or future appreciation potential. Upgraders transitioning from smaller HDB units or private apartments find the space and transport connectivity aligned with their lifestyle needs. Investors seeking stable, low-volatility returns benefit from the mature demographic profile of the neighbourhood and consistent renter demand. High-net-worth individuals exploring portfolio diversification may find this development's size and rental yield characteristics a useful complement to larger commercial or private residential holdings, though the absolute return magnitude remains modest relative to commercial property investments.

Future District Supply and Market Dynamics

The Ang Mo Kio estate has largely completed its major development phases, with ongoing supply additions primarily driven by en bloc redevelopment of ageing stock or infill projects within existing precincts. This measured supply trajectory supports price stability and limits oversupply risks that characterise rapidly developing neighbourhoods. Understanding the Housing and Development Board's long-term masterplan for the district, including any announced major infrastructure projects or mixed-use developments, informs strategic timing decisions for both buyer and investor cohorts. The integration of the East Coast Line, which directly serves the development via TE6 Mayflower station, reinforces the precinct's positioning as a long-term beneficiary of Singapore's transport infrastructure maturation.

Conclusion: A Reliable Choice in an Established Neighbourhood

177 Ang Mo Kio Avenue 4 embodies the characteristics of a stable, well-located HDB development suited to multiple buyer motivations and investment horizons. The property's proximity to public transport, integration within a mature and fully-serviced estate, and reasonable pricing relative to comparable stock in the district position it as a pragmatic choice for owner-occupiers and conservative investors alike. Prospective purchasers are encouraged to conduct thorough due diligence regarding specific unit lease commencement dates, transactional comparables in the immediate area, and personal financing capacity, ensuring alignment between the property's characteristics and long-term financial objectives.

Frequently Asked Questions

What rental yield can investors realistically expect from units at 177 Ang Mo Kio Avenue 4?

Rental yields for 2-bedroom HDB units in central Ang Mo Kio typically range between 2.5% and 3.5% per annum, depending on exact floor level, unit stack position, and lease maturity. The strong proximity to TE6 Mayflower MRT Station enhances tenant demand, as young professionals and families actively seek locations within walking distance of rail transit. However, investors must account for the 20% Additional Buyer's Stamp Duty liability on second residential property purchases by Singapore Citizens, which significantly reduces net-of-duty returns in the acquisition year; over a 10–15 year holding period, this upfront cost is amortised across cumulative rental collections. Engagement with a financial advisor or property investment specialist is recommended to model precise cash flows incorporating mortgage servicing, annual property taxes, maintenance reserves, and vacancy assumptions.

How does pricing at 177 Ang Mo Kio Avenue 4 compare to recent per-square-foot transactions in the area?

Recent transactional data for 2-bedroom HDB units in central Ang Mo Kio has typically reflected per-square-foot pricing in the range of S$5,200–S$5,800, subject to lease maturity, floor level, and unit stack position. Units with greater lease decay or in less desirable positions within the block command lower per-sqft multiples, whilst premium stack and high-floor configurations attract stronger pricing. Comparative analysis across at least three to five recent sales in the immediate Mayflower MRT precinct provides essential context for assessing whether specific units at 177 Ang Mo Kio Avenue 4 represent fair value relative to supply and demand dynamics. Professional valuation services can assist buyers in identifying underpriced or overpriced units within the development, supporting informed negotiation and purchasing decisions.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers at this development?

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty of 20% on the purchase price, significantly elevating acquisition costs compared to first-time buyers. For a property at typical Ang Mo Kio price points, this 20% ABSD liability can amount to S$50,000–S$100,000 or more, dependent on specific unit pricing. Permanent Residents and foreign nationals face progressively higher ABSD rates (5% for PR second property, 15% for PR subsequent properties, and 20% for all foreign purchases), making HDB purchases considerably less attractive to non-citizen buyer cohorts. Buyers must factor this upfront duty into total acquisition budgeting and financing calculations; many lenders exclude ABSD from loan eligibility calculations, requiring buyers to fund this expense from savings or additional borrowing facilities.

How does lease decay affect resale value and financing for units at 177 Ang Mo Kio Avenue 4?

HDB leases are issued for 99 years from the commencement date, and lease decay becomes a material valuation factor once remaining tenure falls below 80 years. Banks typically tighten lending criteria and reduce loan-to-value ratios for properties with less than 80 years remaining, limiting available financing for subsequent buyers and potentially depressing resale pricing. Units in the earlier stages of their lease cycle benefit from maximum financing flexibility and stronger capital preservation, whilst those approaching the 80-year threshold may experience accelerated value erosion relative to properties with longer remaining tenures. Prospective buyers are strongly advised to verify the exact lease commencement date from the HDB or existing title documentation; this single factor often exerts greater influence on future resale prospects than floor level or minor cosmetic condition variations. Properties nearing lease maturity may still offer rental appeal, but owner-occupier demand typically contracts significantly, lengthening time-to-sale and compressing negotiation leverage.

How does proximity to TE6 Mayflower MRT Station influence demand and capital appreciation for this development?

Locations within 600 metres of an MRT station historically command a location premium of 10–20% relative to properties at comparable distance from the nearest rail node, reflecting tenant and buyer preferences for convenient commute access. TE6 Mayflower's position on the East Coast Line offers seamless connectivity to the business district, educational institutions, and entertainment precincts across Singapore, supporting consistent tenant demand and limiting downside capital appreciation risk. The MRT station's maturity—being part of an established line rather than a newly opened route—ensures predictable commute patterns and reduces risk of service disruptions or capacity constraints commonly observed at nascent transit nodes. Over multi-decade investment horizons, proximity to functioning, mature MRT stations consistently outperforms peripheral locations, as transport accessibility emerges as a primary determinant of property value in Singapore's land-constrained context.

Which buyer profiles are best suited to purchasing at 177 Ang Mo Kio Avenue 4?

First-time buyers benefit substantially from this development's combination of affordability, established neighbourhood infrastructure, and strong transport connectivity, making it an excellent entry point into the property market without exposure to speculative volatility. Upgraders moving from smaller units or transitioning from rental accommodation find the 2-bedroom format and mature estate amenities well-aligned with lifestyle progression and family expansion plans. Conservative investors seeking stable rental income and modest capital appreciation appreciate the low-volatility characteristics of HDB markets in established precincts, though absolute returns remain modest compared to commercial or private residential alternatives. Expatriate families and younger working professionals represent primary renter segments, suggesting strong long-term tenant demand. High-net-worth individuals pursuing portfolio diversification may find the size and yield characteristics insufficient unless building a large-scale HDB investment portfolio, though the development remains a competent inflation-hedging asset within a balanced property mix.

What TDSR headroom and financing options are typically available at this development's price points?

At typical Ang Mo Kio 2-bedroom price points of S$480,000–S$550,000, most owner-occupier purchases align comfortably within Total Debt Servicing Ratio thresholds, with TDSR constraints limiting borrowing to approximately 55% of gross monthly household income. A household with combined gross income of S$10,000–S$12,000 monthly can typically service mortgages on properties at this price band without compression, leaving adequate headroom for children's education, insurance, utilities, and discretionary spending. Banks routinely offer 25-year loan tenors for HDB purchases, and rates remain competitive across Singapore's major financial institutions; buyers should solicit indicative loan offers from multiple lenders to identify favourable pricing and flexibility terms. However, ABSD obligations for second-property buyers consume available equity, potentially restricting borrowing capacity and requiring larger downpayments; precise financial modelling with a mortgage broker or financial advisor is essential before committing to an offer.

How does 177 Ang Mo Kio Avenue 4 compare to nearby competing HDB and private developments in the district?

Central Ang Mo Kio encompasses several competing HDB blocks at varying lease stages, configurations, and price points, as well as a smaller number of private residential enclaves commanding significantly higher pricing. HDB competitors within immediate proximity typically exhibit per-sqft valuations within S$200–S$400 variance of 177 Ang Mo Kio Avenue 4, with differences attributable to unit stack position, lease maturity, and specific block infrastructure characteristics. Private alternatives in the Mayflower precinct trade at 50–100% premiums, reflecting superior finishes, smaller unit density, and higher-touch management; such properties appeal to affluent buyer segments willing to prioritise finished quality and luxury amenities over HDB affordability. Comparative analysis of recent transactions across both HDB and private stock provides essential context for understanding value positioning; buyers should interrogate data for floor level, unit stack, lease commencement date, and time-on-market to ensure fair comparison and identify arbitrage opportunities.

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

Mid-to-high stack units (typically floors 10–20) represent optimal value positioning, balancing the premium pricing commands by higher floors against the practical realities of lift frequency and accessibility for older residents or families with very young children. These units attract strong tenant interest without the marginal pricing uplift of premium 25+ storey positions, generating superior per-sqft value. Lower-stack units (floors 1–5) may appeal to elderly residents or those with mobility concerns, though rental demand and resale velocity typically contract for these positions; however, conscientious buyers might identify underpriced lower-stack units representing genuine value if personal circumstances align with the property's characteristics. High-floor units command 5–10% premiums attributable to improved views, reduced street noise, and enhanced cross-ventilation, though these benefits primarily accrue to end-users rather than investor purchasers focused on yield. Systematic floor-by-floor price comparison within the same block, where available, illuminates value gradients and guides buyers toward optimal positioning.

What future supply pipeline and development plans affect long-term value at this location?

The Ang Mo Kio estate has substantially completed its major new-build development phases; future supply growth is primarily driven by selective en bloc redevelopments of aged blocks and infill projects within established precincts. This measured pipeline significantly reduces oversupply risk and supports price stability relative to rapidly developing districts experiencing sharp rental competition and supply-induced margin compression. The Housing and Development Board's long-term estate masterplan typically incorporates precinct refreshment initiatives, improved community facilities, and selective transport infrastructure upgrades, all of which support long-term value preservation and neighbourhood amenity enhancement. The East Coast Line's integration and maturation removes uncertainty about transport connectivity, establishing a durable foundation for sustained property demand. Prospective buyers and investors should monitor HDB announcements regarding neighbourhood renewal projects, polyclinic expansions, or mixed-use developments; such initiatives often precede and support property value appreciation by enhancing estate appeal and accessibility.

[For Rent] Hdb Flat At 177 Ang Mo Kio Avenue 4 — From S$3,300