Type

Units

Min Area

Price Range

2 BR

731 sqft

S$400K – S$426K

Type

Units

Min Area

Price Range

Other

200 sqft

S$900/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$900 to S$426K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
67% of current units are for sale, from S$400K; 33% are for rent, from S$900/mo.
Located 8 min (690 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.

180 Ang Mo Kio Avenue 5: A Prime HDB Development in Singapore's Established North-East District

180 Ang Mo Kio Avenue 5 stands as a substantial HDB residential development in one of Singapore's most sought-after public housing estates. Located in the heart of Ang Mo Kio, this project offers multiple unit configurations designed to accommodate diverse household needs, from compact two-bedroom homes to larger three-bedroom residences. The development's strategic positioning within a mature, well-developed estate provides residents with immediate access to essential services, community facilities, and recreational spaces that have made Ang Mo Kio a perennial favourite among property seekers across all demographics.

Prospective buyers will find units at 180 Ang Mo Kio Avenue 5 starting from S$400,000, with pricing reflecting the property's condition, unit layout, and floor level. The development encompasses residential units spread across multiple tower blocks, each typically offering around 731 square feet of living space for two-bedroom configurations, though larger units are also part of the development's mix. This size range provides sufficient floor area for young professionals, upgraders transitioning from smaller homes, and families seeking an affordable entry point into Singapore's property market without compromising on location or convenience.

Connectivity and Transport Access

One of the most compelling advantages of 180 Ang Mo Kio Avenue 5 is its proximity to Mayflower MRT station on the Thomson-East Coast Line (TE6), situated approximately 8 minutes' walk away. This modern transport connection has fundamentally transformed accessibility for residents, providing swift connections to the city centre, the eastern coastal region, and onward links to the Circle Line and other major interchange points. The Thomson-East Coast Line's comprehensive coverage across Singapore's north-east corridor has proven a significant catalyst for capital appreciation in this zone, with properties near newly opened stations consistently outperforming broader market trends.

The convenience of MRT proximity cannot be overstated for buyer decision-making. Commuters to the central business district benefit from a direct line that eliminates the need for transfers, whilst those working in Marina Bay or the Paya Lebar corridor enjoy seamless connectivity. For families, the proximity to public transport reduces dependence on private vehicles, lowering household operating costs and supporting the estate's appeal to environmentally conscious and budget-conscious buyers alike. The station also serves as a hub for bus services, reinforcing the multi-modal transport advantage that characterises this Ang Mo Kio micro-location.

Ang Mo Kio Estate: A Mature, Well-Planned Community

Ang Mo Kio as a whole represents one of Singapore's flagship public housing estates, developed over several decades into a comprehensive, self-contained community. The estate features excellent planning with dedicated zones for residential, commercial, and recreational uses, ensuring that residents enjoy vibrant daily life without excessive noise or inconvenience. Shopping facilities at Ang Mo Kio Hub and Mayflower Market provide convenience retail and dining, whilst larger shopping destinations such as AMK Hub and Junction 8 are within reasonable reach, offering a full spectrum of retail therapy and family entertainment options.

Educational institutions are plentiful in the precinct, with multiple primary and secondary schools serving the community. Families moving to 180 Ang Mo Kio Avenue 5 will appreciate the proximity to quality schools at various levels, reducing transport time for young learners and supporting the estate's reputation as an ideal location for families with children. The estate also boasts numerous community centres, sports facilities, and parks, fostering an active and engaged residential population that contributes to strong community spirit and social cohesion.

Unit Mix and Residential Appeal

The development at 180 Ang Mo Kio Avenue 5 includes both two-bedroom and three-bedroom configurations, catering to different household compositions and life stages. Two-bedroom units, typically measuring around 731 square feet, are particularly attractive to first-time buyers seeking affordable entry into ownership, as well as investors targeting the rental market. Three-bedroom units, whilst commanding a premium, remain competitively priced within the broader North-East corridor and appeal to upgrading families and multi-generational households.

All units feature modern finishes consistent with contemporary HDB standards, with functional layouts that maximise usable living space. Built-in kitchen facilities, separate utility areas, and well-appointed bathrooms reflect current design expectations. Many units enjoy natural lighting and cross-ventilation, contributing to comfortable day-to-day living conditions without excessive reliance on air-conditioning, thereby supporting operational sustainability for residents.

Investment Credentials and Resale Market Dynamics

From an investment perspective, 180 Ang Mo Kio Avenue 5 presents credible credentials as a hold-to-rent or buy-to-let vehicle. The estate's demographic composition—a strong mix of young professionals, upgraders, and retirees—ensures consistent rental demand. Units at this price point and location typically achieve rental yields ranging from 2.5% to 3.5% per annum based on prevailing market rents, with two-bedroom units particularly popular among expatriate renters and young Singaporean couples seeking furnished or semi-furnished accommodation.

Resale performance in Ang Mo Kio has demonstrated resilience over medium to long timeframes, supported by the estate's maturity, transport infrastructure, and status as a stable, family-friendly neighbourhood. Properties purchased at this development 10 to 15 years ago have generally appreciated in nominal terms, though gains have been measured relative to newer developments in growth districts. This trajectory suggests that 180 Ang Mo Kio Avenue 5 operates as a stable, capital-preserving asset rather than a high-growth speculation vehicle, making it particularly suitable for risk-averse buyers and long-term holders.

Buyer Suitability and Market Positioning

180 Ang Mo Kio Avenue 5 appeals across multiple buyer segments. First-time buyers will appreciate the affordable entry price, the presence of HDB concessional financing terms, and the estate's tried-and-tested track record as a stable neighbourhood. Upgraders moving from smaller studio or one-bedroom flats will find the additional space and refined amenities attractive, particularly if they are relocating to be closer to family, employment, or the TE6 line corridor. Investors seeking stable, low-volatility assets will recognise the estate's maturity and predictable rental dynamics as relatively safe ground for capital deployment.

For empty-nesters downsizing from larger properties, two-bedroom units at this development offer right-sized living with reduced maintenance burden. The estate's comprehensive infrastructure and social facilities support active ageing, making it a natural choice for retirees seeking vibrant community engagement without the pressures of maintaining sprawling family homes.

Market Context and Future Considerations

The Ang Mo Kio precinct has matured considerably in recent years, with the opening of the Thomson-East Coast Line marking a transformative moment in its transport profile. Near-term supply additions in the district remain modest, as most developable land in the mature estate has already been built out. This supply scarcity, coupled with the line's enhanced connectivity, positions existing stock such as 180 Ang Mo Kio Avenue 5 favourably relative to developments in newer growth areas with uncertain transport infrastructure pipelines.

Looking ahead, the evolution of the surrounding commercial district and potential renewal of ageing retail facilities may provide modest upside catalysts for property values. Residents can anticipate continued amenity improvements whilst avoiding the construction disruption associated with major new development, striking an appealing balance for those seeking stability and quality of life over speculative capital appreciation.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at 180 Ang Mo Kio Avenue 5 as an investment property?

Two-bedroom units at 180 Ang Mo Kio Avenue 5 typically generate rental yields between 2.5% and 3.5% per annum, depending on unit condition, furnishing level, and prevailing market rents for comparable flats in Ang Mo Kio. The estate's mature demographic and proximity to Mayflower MRT station (TE6 line) ensure consistent demand from expatriate renters and young Singaporean professionals seeking convenient, well-serviced accommodation. Rental rates for similar units in the estate currently range from approximately S$2,200 to S$2,700 per month for two-bedroom flats, translating to gross yields of 2.6% to 3.2% on purchase prices starting from S$400,000. Actual yields will vary based on your purchase price, unit size, and local market conditions at the time of acquisition.

How does the price per square foot at 180 Ang Mo Kio Avenue 5 compare to recent transactions in Ang Mo Kio?

Units at 180 Ang Mo Kio Avenue 5 trade at approximately S$550 to S$650 per square foot depending on unit configuration and floor level, positioning them in line with the broader Ang Mo Kio market for comparable HDB flats of similar vintage. Recent transactions in the estate for two-bedroom resale flats have ranged between S$520 and S$680 per square foot, reflecting variations in specific unit condition, views, and stack location. The development's positioning on Ang Mo Kio Avenue 5 provides reliable benchmarking against sales on nearby streets, with properties on Avenue 4 and Avenue 6 showing broadly similar per-square-foot pricing. Buyers should note that proximity to Mayflower MRT station commands a modest premium relative to Ang Mo Kio locations further removed from the TE6 line, justifying the current pricing relative to older estates in outer Ang Mo Kio.

Will I incur Additional Buyer's Stamp Duty (ABSD) if I purchase a unit at 180 Ang Mo Kio Avenue 5 as a second residential property?

Yes, as a Singapore Citizen purchasing 180 Ang Mo Kio Avenue 5 as a second residential property, you will be liable for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property purchased at S$400,000, this represents an ABSD liability of approximately S$80,000, significantly increasing your total cost of acquisition beyond the purchase price itself. ABSD also applies to Permanent Residents at 5% and non-residents at 20%, though different rates may apply based on your residency status and whether you own other properties. You should factor the full ABSD cost into your financial planning when considering acquisition of this property, as it materially impacts cash flow requirements and investment returns. Consult a tax professional to explore whether any exemptions or deferrals apply to your specific circumstances.

What is the lease tenure for units at 180 Ang Mo Kio Avenue 5, and does lease decay pose a resale risk?

As an HDB development, 180 Ang Mo Kio Avenue 5 units are offered on 99-year leasehold tenure, representing the standard lease length for HDB flats constructed during this era. Lease decay becomes a material consideration as the property approaches the 30-year mark from original construction, at which point resale values may face headwinds due to buyer financing constraints and diminished appeal to conservative purchasers. The development's current age suggests that lease-related concerns remain manageable for medium-term holders, though buyers planning to hold beyond 20 to 25 years should be aware of potential valuation pressure as the property moves beyond the mid-lease threshold. HDB lease renewal is theoretically available, though the process remains administratively complex and carries financial costs. Prospective long-term owners should factor lease maturity into their investment thesis and consult HDB directly regarding lease renewal eligibility and timelines.

How does proximity to Mayflower MRT station (TE6 line) support capital appreciation and resale demand for 180 Ang Mo Kio Avenue 5?

The opening of Mayflower MRT station on the Thomson-East Coast Line has materially enhanced the transport profile of this Ang Mo Kio micro-location, reducing commute times to the CBD and eastern growth zones whilst eliminating transfer hassles for daily travellers. Properties near the station have outperformed broader Ang Mo Kio price trends over the past three to five years, with buyers placing explicit premium on the convenience and time-savings delivered by the TE6 connection. The 8-minute walk from 180 Ang Mo Kio Avenue 5 positions it well within the 'station premium zone' where transport accessibility directly correlates with resale velocity and capital retention. Future extensions of the Thomson-East Coast Line and integration with Singapore's evolving transport network may provide additional upside for this location, particularly as more employers and commercial nodes anchor themselves to the line's corridor. Resale demand from both owner-occupiers and investors seeking TE6-accessible properties remains robust, supporting the property's long-term appeal and marketability.

Is 180 Ang Mo Kio Avenue 5 suitable for first-time buyers, or is it better suited to upgraders and investors?

The development appeals strongly to first-time buyers seeking affordable entry into ownership without compromising location quality, with units starting from S$400,000 falling well within reach of first-time buyer cohorts utilising HDB concessional financing and CPF housing grants. Young professionals and couples without dependents will particularly appreciate the two-bedroom configurations, modern facilities, and proximity to the Mayflower MRT station, which reduces reliance on private vehicles and supports cost-effective city-living. Upgraders moving from smaller studio or one-bedroom flats will benefit from the additional space and refined amenities, particularly if relocating to be closer to family or employment hubs accessible via the TE6 line. Investors will find the property's stable rental dynamics, mature estate positioning, and predictable tenant demand attractive for conservative portfolio construction. Empty-nesters and retirees downsizing from family homes will also discover the right-sized living and vibrant community facilities well-suited to their needs, making 180 Ang Mo Kio Avenue 5 a genuine multi-segment offering rather than a niche development.

What are the TDSR and financing implications for a buyer at the S$400,000 price point for units at 180 Ang Mo Kio Avenue 5?

A S$400,000 purchase at 180 Ang Mo Kio Avenue 5 with 80% HDB financing results in a S$320,000 loan, translatable into monthly instalments of approximately S$1,300 to S$1,500 depending on the loan tenure selected (typically 25 to 35 years for HDB mortgages). Total Debt Servicing Ratio (TDSR) compliance requires that your total monthly debt obligations, including the property mortgage and all other liabilities, do not exceed 60% of your gross monthly income, meaning a S$1,400 monthly mortgage would typically require minimum monthly household income of S$2,333. Buyers with existing car loans, credit card debt, or personal loans will find reduced borrowing headroom due to accumulated TDSR burden, necessitating either a larger cash downpayment or selection of a smaller unit. HDB concessional interest rates and flexible tenure structures provide borrowers with reasonable flexibility to manage repayment obligations, though TDSR eligibility remains the binding constraint for many first-time buyer applications. Consult your bank or HDB directly to assess your specific financing capacity before making an offer, particularly if your household has diverse income sources or existing liabilities.

How does 180 Ang Mo Kio Avenue 5 compare to competing HDB developments in Ang Mo Kio in terms of pricing and amenities?

180 Ang Mo Kio Avenue 5 competes directly with other resale HDB developments in the Ang Mo Kio estate, including older flats on Ang Mo Kio Avenue 1, Avenue 3, and Avenue 4, as well as more modern stock in neighbouring zones such as Serangoon and Bishan. Pricing at 180 Ang Mo Kio Avenue 5 remains competitive relative to comparable vintage properties in the estate's core, though properties located further from Mayflower MRT station command modest discounts reflecting their reduced transport accessibility. Competing estates such as Serangoon (further from MRT) typically trade at slightly lower price-per-square-foot multiples, whilst Bishan properties nearer the Bishan MRT interchange command modest premiums. Amenity-wise, 180 Ang Mo Kio Avenue 5 benefits from the estate's comprehensive infrastructure—schools, shopping, healthcare, and parks—largely matching or exceeding facilities in nearby competing developments. The TE6 line connectivity advantage over some competing properties tilts the competitive landscape in favour of 180 Ang Mo Kio Avenue 5 for buyers prioritising modern transport infrastructure and commute efficiency.

Which unit stacks or floor levels at 180 Ang Mo Kio Avenue 5 offer the best value, and why?

Mid-stack units (floors 6 to 18) at 180 Ang Mo Kio Avenue 5 typically offer optimal value for most buyers, balancing natural lighting and views against modest price discounts compared to higher floors without incurring the noise and air quality compromises of lower stacks (floors 1 to 3) near ground-level traffic and commercial activity. Lower-floor units (floors 2 to 5) occasionally trade at 5% to 10% discounts relative to mid-stack comparables due to reduced privacy, increased street noise, and perception of reduced ventilation, presenting genuine bargains for noise-tolerant buyers prioritising price over view aesthetics. Upper-stack units (floors 19 and above) command premiums reflecting superior views and reduced ambient noise, though diminishing returns apply—the price uplift may not justify the premium for price-conscious buyers. South-facing and east-facing units generally attract modest premiums for superior morning/afternoon light, though this varies by specific stack orientation and neighbouring tall buildings. Investors prioritising rental yield over owner-occupancy preferences will find lower-priced lower-stack units particularly attractive, as rental tenants typically prioritise price over view amenities, allowing investors to capture the discount without proportional rental yield sacrifice.

What is the future supply pipeline for HDB developments in Ang Mo Kio district, and how might it affect property values at 180 Ang Mo Kio Avenue 5?

The Ang Mo Kio district's supply pipeline for new HDB construction is limited, as the estate has been substantially built out over several decades and major developable sites are largely exhausted. This scarcity of new HDB housing supply in the immediate vicinity supports structural demand for existing stock such as 180 Ang Mo Kio Avenue 5, particularly from buyer cohorts priced out of newer, more expensive estates on the city fringe. Residential land release by HDB in the Ang Mo Kio zone remains sporadic and typically involves infill or redevelopment projects on marginal sites, meaning bulk new-supply volumes are unlikely. The opening of Mayflower MRT station and integration with the TE6 corridor should sustain investor and owner-occupier demand for accessible, TE6-proximate properties such as 180 Ang Mo Kio Avenue 5, acting as a mild supply constraint benefit. Future renewal of the Ang Mo Kio commercial district or mixed-use precinct upgrades may trigger incremental property value uplift through enhanced pedestrian amenity and retail vitality. Overall, the limited supply pipeline in the district suggests that existing developments like 180 Ang Mo Kio Avenue 5 will maintain competitive positioning and steady resale demand without major price volatility.

[For Sale / Rent] Hdb Flat At 180 Ang Mo Kio Avenue 5 — From S$900