Type

Units

Min Area

Price Range

2 BR

721 sqft

S$2,700/mo – S$2,800/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$2,700 to S$2,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$540 on this acquisition.
Located 14 min (1.16 km) from CR13 Bright Hill 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.

219 Ang Mo Kio Avenue 1: A Mature HDB Development in the Heart of Ang Mo Kio

Nestled along Ang Mo Kio Avenue 1, this established HDB development represents a cornerstone residential community in one of Singapore's most sought-after districts. The project encompasses multiple blocks offering a range of unit types, from practical 2-bedroom flats to larger configurations, catering to diverse household compositions and lifestyle needs. Situated approximately 1.16 kilometres from Bright Hill MRT Station on the Circle Line (CR13), residents enjoy seamless connectivity to Singapore's wider transport network whilst maintaining proximity to the vibrant local neighbourhood.

The development benefits from its maturity as an estate, having established itself as a desirable residential address over decades. This tenure has enabled comprehensive infrastructure development, strong community networks, and mature amenity provisions that appeal to families, working professionals, and investors alike. The proximity to Bright Hill MRT Station, reachable within a 14-minute walk, positions the development as an attractive option for commuters seeking reliable public transport access without excessive travel time.

Location and Connectivity

Ang Mo Kio itself stands as one of Singapore's most successful planned residential districts, renowned for its comprehensive amenities and well-developed infrastructure. The central location of this development within the estate means residents benefit from proximity to established schools, medical facilities, shopping centres, and dining establishments. The presence of Bright Hill MRT Station enhances the area's accessibility, connecting residents to key employment hubs, educational institutions, and recreational destinations across Singapore.

The neighbourhood character remains predominantly residential and family-oriented, with mature landscaping and established green spaces contributing to a pleasant living environment. Local amenities including hawker centres, supermarkets, and community facilities are well-integrated throughout the estate, ensuring residents have convenient access to daily necessities without extensive travel.

Unit Variety and Sizing

The development offers configurations suited to different buyer profiles and household requirements. The 2-bedroom units, typically ranging around 721 square feet, provide efficient layouts that combine functionality with liveable space. Such dimensions appeal particularly to first-time buyers seeking to enter the property market, young couples establishing households, and downsizers transitioning from larger accommodations. The careful design of units maximises usable living space whilst maintaining practical floor plans that adapt well to contemporary living patterns.

Additional unit types within the development cater to families requiring more bedrooms and storage, ensuring the project serves a broad spectrum of residential needs. This variety enhances the development's appeal across different market segments and contributes to its resilience as an investment proposition.

Investment Fundamentals

For investors assessing this development, several factors merit consideration. The maturity of the estate and established demand for units in this location provide a stable rental market. Units at this price point attract tenants across multiple demographics, from young professionals to families, creating diversified rental income potential. The walkable proximity to Bright Hill MRT Station particularly enhances rental appeal, as tenants prioritise convenient transport access for daily commutes.

The HDB tenure structure provides familiar regulatory frameworks and transparent resale mechanisms, reducing investment complexity compared to private residential properties. Transaction costs for HDB purchases remain relatively straightforward, with predictable fees and duties. Rental yields on units within this development historically compare favourably against alternative investments in the mature residential category, though yields should be assessed against individual unit pricing and prevailing market rents.

Market Positioning and Pricing

Pricing for units within this development reflects the mature estate location, established infrastructure, and accessibility benefits provided by Bright Hill MRT Station. Per-square-foot metrics for transactions in this precinct have demonstrated relative stability, supported by consistent demand from owner-occupiers and investors. The development's central position within Ang Mo Kio ensures it remains competitively positioned against other mature estates in the district, with pricing reflecting the balance between established amenity provisions and modern alternative developments elsewhere in Singapore.

Prospective buyers should evaluate pricing against recent comparable transactions within the immediate neighbourhood, as market movements in Ang Mo Kio remain responsive to broader HDB market trends. The range of unit types available within the development allows buyers at different price points to access the location's benefits.

Suitability for Different Buyer Profiles

First-time buyers benefit from this development's established reputation, mature facilities, and straightforward HDB purchase process. The relative affordability compared to newer estates makes entry into property ownership accessible for those commencing their investment journey. Young families find appeal in the neighbourhood's school network, family-oriented community, and comprehensive local amenities. Upgraders from smaller units seek the additional space that larger configurations within the development provide, whilst remaining within accessible price ranges. Investors recognise the stable rental demand supported by the MRT proximity and central location within the estate, creating consistent income generation opportunities across market cycles.

Financing and TDSR Considerations

Buyers financing purchases through HDB loans or banking institutions should note that Total Debt Servicing Ratio (TDSR) limits typically allow for substantial borrowing capacity at price points within this development's range. Most owner-occupiers can structure financing to keep monthly servicing well within TDSR constraints, leaving headroom for other financial commitments. The price-to-income ratios at this development typically position it as accessible to middle-income households, though individual financing capacity varies based on personal employment, income stability, and existing debt obligations.

Long-Term Value Proposition

The development's maturity, established community infrastructure, and reliable transport connectivity position it as a sound long-term residential investment. Capital appreciation within mature estates typically reflects supply constraints, transport improvements, and broader HDB market movements rather than structural development enhancements. Investors should evaluate this development as part of a portfolio strategy focused on stable, income-generating assets within established neighbourhoods rather than speculative appreciation plays. The ease of resale within Ang Mo Kio, driven by consistent demand and transparent pricing benchmarks, provides liquidity advantages for investors managing portfolio transitions.

Frequently Asked Questions

What rental yield might an investor expect from a unit at 219 Ang Mo Kio Avenue 1?

Rental yields at this development typically range between 2.5% and 3.5% gross annually, depending on unit type, specific floor level, and prevailing market rents. The proximity to Bright Hill MRT Station substantially enhances rental appeal, as tenants prioritise convenient commuting. For a unit purchased at current market rates within the development, monthly rental income can be estimated by benchmarking against recent comparable lettings in the same estate. Investors should note that HDB rental regulations and tenant eligibility requirements may impact specific lettings, requiring compliance with Housing and Development Board directives. The maturity of the estate and established rental market provide reasonable confidence in consistent tenant demand across market cycles, though yields fluctuate with broader HDB rental market movements.

How does the per-square-foot pricing at 219 Ang Mo Kio Avenue 1 compare to recent transactions in the area?

Recent transacted units within Ang Mo Kio have typically achieved per-square-foot prices between S$3,500 and S$3,800, reflecting the established estate's appeal and mature amenities. Units at 219 Ang Mo Kio Avenue 1 generally align with these benchmarks, with variation depending on unit configuration, floor level, and specific block location. Higher-floor units and those with superior orientation typically command premiums within the development, whilst lower floors and inward-facing units may be priced more competitively. The development's central location within the estate and Bright Hill MRT proximity support pricing stability relative to other Ang Mo Kio precincts. Prospective buyers should obtain recent comparable transaction data to evaluate whether current asking prices represent fair value relative to actual recent sales.

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

Singapore Citizens purchasing this HDB as a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied to the purchase price or market value, whichever is higher. For a unit at the current price range, this represents a substantial additional cost that must be factored into the total acquisition expense. For example, on a S$500,000 purchase, ABSD would amount to S$100,000, significantly impacting the total cost of ownership. Permanent Residents face higher ABSD rates of 25%, rendering investment acquisitions substantially more expensive. First-time HDB buyers benefit from ABSD exemption, making this development particularly attractive for those entering the property market. Investors must model ABSD into their capital requirements and return calculations, as this cost materially affects investment viability and payback periods.

Is lease decay a concern for units at 219 Ang Mo Kio Avenue 1, and how might this affect resale value?

As an HDB development, 219 Ang Mo Kio Avenue 1 operates under Singapore's HDB lease structure. The specific lease tenure for this development determines whether lease decay poses a material risk. HDB leases are typically 99 years or 999 years depending on the block and development era. Should this development hold a 99-year lease, units will experience lease decay as the expiration date approaches, gradually reducing market value in the final decades of the lease. However, the Housing and Development Board has historically provided lease extension options for HDB flats, allowing owners to extend leases before value deterioration becomes acute. Current market demand for HDB units generally remains strong provided leases extend beyond 80 years, meaning resale value implications may not emerge for several decades. Buyers should verify the specific lease tenure for their intended unit and understand the lease extension framework available through HDB.

How does proximity to Bright Hill MRT Station affect demand and capital appreciation at this development?

The 14-minute walk to Bright Hill MRT Station (Circle Line CR13) significantly enhances the development's appeal to both owner-occupiers and investors. MRT proximity typically commands a 5-10% price premium relative to non-MRT-adjacent developments within the same estate, reflecting commuter demand for convenient transport. The Circle Line provides efficient connectivity to employment hubs including the Central Business District, financial centres, and major commercial precincts, making this location attractive for working professionals. Tenants specifically prioritise MRT-proximate units, supporting stable rental demand and enabling landlords to command higher rents relative to equivalent units without station access. Capital appreciation patterns for MRT-adjacent HDB developments have historically outperformed peripheral estate locations, though appreciation rates vary with broader market cycles. Future infrastructure developments or line extensions could further enhance the station's utility and strengthen long-term value appreciation prospects.

Which buyer profiles are best suited to purchasing at 219 Ang Mo Kio Avenue 1?

First-time HDB buyers find this development particularly suitable, as it offers established estate living at accessible price points with straightforward purchase mechanics and available grant schemes. Young families benefit from the mature school network within Ang Mo Kio, established community facilities, and safe, family-oriented neighbourhood character. Upgraders transitioning from 1-bedroom or smaller 2-bedroom units can access additional space and improved configurations whilst remaining within Ang Mo Kio's familiar ecosystem. Working professionals and young couples appreciate the MRT connectivity for commuting to employment centres and the vibrant surrounding community. Buy-to-let investors recognise consistent rental demand supported by MRT proximity and the development's central estate location. HNW individuals may view the development as a diversified portfolio holding rather than a primary residence, though pricing positions it more appropriately for middle-income owner-occupiers than ultra-high-net-worth purchasers.

What TDSR headroom might typical buyers expect at this development's price points?

For a unit priced within this development's range, most middle-income households can structure financing with comfortable TDSR headroom remaining. Assuming typical HDB loan terms of 25 years and prevailing interest rates, buyers with household incomes between S$5,000 and S$7,500 monthly should comfortably maintain TDSR ratios below regulatory limits even after accounting for other financial obligations. The HDB loan schemes generally offer competitive rates that enhance affordability relative to banking sector alternatives. First-time buyers benefit from HDB concessional schemes that further improve financing capacity. Investors financing through banking institutions typically experience more stringent TDSR assessment, though cash purchases eliminate financing constraints entirely. Individual TDSR capacity varies substantially based on existing debt, employment stability, and household composition, requiring personalised assessment. Prospective buyers should consult HDB or lending institutions to confirm specific TDSR capacity at individual income levels.

How does 219 Ang Mo Kio Avenue 1 compete with nearby alternative developments in the district?

Within Ang Mo Kio, this development competes with numerous adjacent and nearby estates including Ang Mo Kio Avenue 3, Bishan, and newer HDB precincts developed within the last decade. The key differentiation lies in the development's maturity, established amenities, and Bright Hill MRT proximity, which newer peripheral developments may not replicate. Newer estates further from transport nodes often command lower pricing but sacrifice convenience; conversely, this development balances established infrastructure with superior transport connectivity. Comparable mature estates in adjacent precincts offer similar amenity sets but may lack equivalent MRT proximity or carry lease decay risks if developed earlier. Pricing at 219 Ang Mo Kio Avenue 1 reflects its middle positioning—established enough to provide mature amenities whilst sufficiently recent to avoid significant lease decay concerns. Buyers evaluating alternatives should compare per-square-foot pricing, lease tenure, MRT distance, and specific amenity provisions to justify pricing differentials.

Which unit stacks or floor levels typically offer the best value within this development?

Mid-range floor levels (typically the 3rd to 12th storeys) often deliver the most compelling value, avoiding potential ground-floor concerns such as noise, security perception, or dampness whilst not incurring the full premium commanded by high-floor units. Higher floors (15th storey and above) command 10-15% premiums due to superior views, reduced noise, and enhanced privacy, benefits that may not justify the additional cost for all purchasers. Lower-floor units provide accessibility advantages and generally escape high-altitude wind exposure, appealing to elderly occupants and those prioritising practical considerations over view premiums. Inward-facing units typically price 5-10% below equivalent outward-facing units, potentially offering value if aspect and natural light are not primary priorities. Units within central blocks of the development benefit from better pedestrian circulation to amenities, whereas perimeter blocks may offer quieter environments. Investors should evaluate stack-specific factors based on target tenant profile, as professional tenants may prioritise MRT-proximate units regardless of floor level.

What future supply pipeline might affect this development and Ang Mo Kio's longer-term market dynamics?

Ang Mo Kio's supply pipeline has moderated substantially as the estate approaches development maturity, with new HDB projects increasingly concentrated in growth districts such as Punggol, Sengkang, and Sembawang. This supply constraint supports long-term price stability and capital preservation for established estates like 219 Ang Mo Kio Avenue 1, as demand for centrally located, MRT-proximate units remains robust. Government housing policies emphasise new town development, gradually shifting supply away from established central estates, which has historically supported appreciation in mature precincts. However, increasing competition from private residential developments in nearby districts such as Bishan and Thomson may absorb some demand from higher-income households upgrading from HDB. Land scarcity in mature central estates typically limits opportunities for in-situ redevelopment, meaning the housing stock remains relatively stable, supporting supply-constrained pricing dynamics. Investors should monitor broader Singapore housing supply announcements and relevant HDB development plans for any unexpected shifts in competitive dynamics.

Hdb Flat At 219 Ang Mo Kio Avenue 1 — From S$2,700