Type

Units

Min Area

Price Range

3 BR

980 sqft

S$3,500/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700 on this acquisition.
Located 9 min (710 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.

226 Ang Mo Kio Avenue 1: A Mature HDB Development in a Vibrant Estate

226 Ang Mo Kio Avenue 1 stands as a well-established public housing development within Singapore's bustling Ang Mo Kio district, one of the island's most sought-after residential neighbourhoods. The project comprises multiple units across various configurations, offering housing solutions for families, upgraders, and investors alike. Positioned within a mature estate that has proven its resilience and appeal over decades, this development continues to attract buyers and tenants drawn to its excellent connectivity and community amenities.

Located just 710 metres from Mayflower MRT Station on the Thomson-East Coast Line (TE6), residents enjoy seamless access to Singapore's rapid transit network. The station, which opened in 2024, has significantly enhanced the area's connectivity, providing direct rail links to business districts, educational campuses, and recreational hubs across the island. This proximity to modern transport infrastructure represents a key value driver for the development, particularly for professionals commuting to the city centre or workers heading towards emerging employment nodes along the line.

Connectivity and Neighbourhood Character

The Ang Mo Kio estate encompasses a thriving residential community with more than four decades of established infrastructure. The neighbourhood offers a comprehensive range of dining options, retail outlets, and essential services, all woven into the fabric of a well-planned public housing estate. Schools, healthcare facilities, and recreational parks are interspersed throughout the area, making it particularly attractive for families at various life stages.

The opening of Mayflower MRT Station has further cemented Ang Mo Kio's position as a transit-oriented neighbourhood. Previously, residents in this pocket of the estate had to travel slightly further to reach earlier stations on the line; the new station has effectively reduced travel distances and commute times, enhancing the development's appeal to both owner-occupiers and investors. The station precinct itself is rapidly developing, with new commercial and residential projects rising in the vicinity, suggesting ongoing economic activity and property value stabilisation in the medium to long term.

Unit Configuration and Typology

The development accommodates units across a spectrum of layouts, from more compact configurations suitable for first-time buyers and young professionals to larger multi-bedroom residences designed for growing families or multigenerational households. This variety ensures that prospective residents can select a unit that aligns with their household composition, lifestyle requirements, and investment objectives. The range of unit sizes also contributes to the project's appeal across different buyer demographics, supporting sustained rental demand and capital appreciation potential.

Interior specifications across the development reflect the contemporary standards typical of modern HDB units, with practical floor plans optimising usable living space. Many units feature adequate natural light and ventilation, hallmarks of thoughtful design in Singapore's public housing programme. The proximity of units to common areas, lifts, and building entrances varies by block and floor level, creating opportunities for buyers to prioritise convenience and accessibility according to personal preference.

Investment Considerations and Rental Potential

For investors, 226 Ang Mo Kio Avenue 1 presents a compelling opportunity within the resale HDB market. The estate's maturity, established tenant base, and institutional proximity create consistent rental demand from working professionals, students, and families relocating within Singapore. The recent completion of Mayflower MRT Station has expanded the pool of potential tenants by improving commute times and reducing travel friction, particularly for those working in the Central Business District or along the Thomson-East Coast Line corridor.

Rental yields within established HDB estates in Ang Mo Kio typically reflect the balance between property scarcity, location premium, and competition from newer developments in adjacent regions. The development's rental appeal is strengthened by the absence of local housing restrictions once a unit has been rented for its first lease term, providing investors with flexibility over the property's productive years. Monthly rental income streams from units in this development have historically attracted both domestic and corporate renters seeking stable, well-serviced accommodation.

Financing and Buyer Eligibility

Singapore Citizens and Permanent Residents are eligible to purchase resale HDB units, subject to income and asset ceilings set by the Housing and Development Board. First-time buyers benefit from the absence of Additional Buyer's Stamp Duty (ABSD), whereas purchasers acquiring a second residential property pay ABSD at 20% of the purchase price, a significant cost that must be factored into investment decisions. This duty structure incentivises careful financial planning and underscores the importance of understanding one's buyer profile before committing to acquisition.

Financing options through HDB and commercial banks typically offer loan tenures of up to 35 years for HDB units, enabling purchasers to spread repayment across a substantial period. The Total Debt Servicing Ratio (TDSR) framework limits monthly loan repayments to 30% of gross household income, a safeguard that ensures borrowers maintain adequate financial headroom. At prevailing price points within the development, most household compositions would comfortably satisfy TDSR requirements, though individual circumstances vary and professional financial advice is recommended.

Market Dynamics and Resale Value

HDB resale prices within Ang Mo Kio have demonstrated resilience across economic cycles, supported by the estate's established infrastructure, neighbourhood stability, and the broad appeal of public housing among Singaporeans of varying income levels. The development's position within a well-serviced estate minimises the risk of sudden environmental changes that might negatively impact value. Comparable transactions in the immediate vicinity provide transparent reference points for pricing, reducing information asymmetry and supporting market efficiency.

The lease decay phenomenon—whereby HDB units lose capital value as remaining lease tenure decreases—is a consideration for any resale HDB purchase. Units in this development, like all HDB properties, begin their lease countdown from the point of original construction. Understanding the remaining lease tenure and its trajectory is essential for buyers planning to hold the property over extended periods, as properties with leases below 70 years typically experience accelerated value depreciation. The Housing and Development Board's lease extension programme provides a formal mechanism for extending lease terms, though this requires future application and incurs costs.

Comparison Within the Ang Mo Kio Estate

The Ang Mo Kio estate encompasses numerous developments across different decades, each with distinct characteristics regarding construction quality, unit configurations, and proximity to amenities. 226 Ang Mo Kio Avenue 1, positioned along Avenue 1, benefits from established locality with proven demand. Nearby competing blocks and estate developments offer similar configurations and price points, creating a competitive micromarket where buyers can compare value propositions before deciding. The consistency of HDB quality standards across the estate mitigates quality differentials, allowing location and transport access to become primary distinguishing factors.

Strategic Position Within Singapore's Housing Market

Within the broader context of Singapore's housing market, established HDB developments in central locations represent a cornerstone of the nation's social housing fabric and a pragmatic entry point for owner-occupied and investment portfolios. The resale HDB market offers transparency, standardised documentation, and institutional support from the Housing and Development Board itself. For buyers prioritising stability, affordability, and rental income generation over capital appreciation, developments like 226 Ang Mo Kio Avenue 1 align with fundamental portfolio objectives whilst maintaining exposure to Singapore's long-term urban development trajectory.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 226 Ang Mo Kio Avenue 1 as an investment?

Rental yields on HDB units in established Ang Mo Kio developments typically range from 2.5% to 3.5% gross annual yield, depending on unit size, lease tenure, and market conditions at time of acquisition. The development's proximity to Mayflower MRT Station enhances tenant appeal significantly, as working professionals increasingly prioritise reduced commute times when selecting rental accommodation. Historical transaction data within the immediate estate shows consistent rental demand from young working adults, families relocating within Singapore, and corporate housing seekers, suggesting stable long-term income streams for investors. Monthly rental figures vary based on unit configuration, with larger units commanding higher absolute rent but sometimes lower gross yield due to corresponding purchase prices; smaller units often achieve slightly higher yield percentages but involve greater tenant turnover risk.

How does the per-square-foot price at 226 Ang Mo Kio Avenue 1 compare to recent resale transactions in this district?

Pricing within established Ang Mo Kio estates has stabilised around S$550 to S$700 per square foot for resale units across typical configurations, though this varies materially based on exact location within the estate, floor level, and unit age. Recent transactions at comparable Ang Mo Kio Avenue blocks demonstrate that proximity to MRT stations commands a premium of 5% to 10% relative to estates further from transit hubs. The development benefits from its position near Mayflower MRT Station, which has only recently begun operating, suggesting that pricing may still embed early-adopter premiums; as the station neighbourhood matures and normalises, relative pricing could shift marginally. Buyers should cross-reference recent sales data for Avenue 1 blocks specifically to establish whether asking prices reflect fair value relative to estate-wide benchmarks.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am buying 226 Ang Mo Kio Avenue 1 as a second residential property?

Second-time residential property purchasers who are Singapore Citizens must pay Additional Buyer's Stamp Duty at 20% of the purchase price, a substantial tax that significantly increases acquisition costs beyond the base stamp duty. For a unit priced at S$500,000, ABSD would amount to S$100,000, requiring careful financial planning and potentially altering the investment thesis or affordability calculus entirely. This 20% duty is not deductible from taxable income and must be paid in full at the point of purchase, before title transfer; there is no instalment option. Investors and upgraders acquiring second properties should model ABSD costs into their total outlay, ensuring that expected rental yields or capital appreciation justify the substantial upfront duty burden; ABSD effectively raises the hurdle rate for investment returns and extends the break-even timeline.

What lease decay risks should I be aware of, and how will this affect the property's resale value over time?

HDB units, including those at 226 Ang Mo Kio Avenue 1, begin depreciating in remaining lease value from the moment of original construction; the pace of depreciation accelerates markedly once remaining lease tenure falls below 80 years and becomes particularly steep below 70 years. A unit with 60 years remaining lease, for example, will experience significant annual value erosion as prospective buyers, particularly those seeking long-term ownership, become increasingly hesitant to acquire property with limited remaining tenure. The Housing and Development Board offers formal lease extension programmes that allow owners to extend leases by up to 30 years for a prescribed fee; however, eligibility criteria apply, and extension costs must be borne by the applicant and may not be fully recoverable in resale value. Long-term owners and investors should factor lease decay into holding periods and exit timing; purchasing units with greater remaining lease tenure (if available) minimises future depreciation pressure and preserves capital value over extended ownership horizons.

How does proximity to Mayflower MRT Station impact demand and capital appreciation for units at 226 Ang Mo Kio Avenue 1?

The opening of Mayflower MRT Station in 2024 has fundamentally reshapen commute dynamics for the development, reducing travel distance to the station from previously distant alternatives and significantly improving accessibility to the city centre, business parks, and educational institutions along the Thomson-East Coast Line. Properties within 500 metres of new MRT stations typically experience 5% to 10% capital appreciation within the first two years of opening as demand from transit-conscious buyers and renters increases and the station precinct develops commercially. The development's location 710 metres from Mayflower represents a sweet spot—close enough to benefit materially from the station's convenience, yet far enough to avoid noise and construction disruption. Medium-to-long-term capital growth is supported by ongoing densification within the station precinct and continued investment in the Thomson-East Coast Line corridor, suggesting sustained demand for housing proximal to the line.

Which buyer profiles are best suited to purchase units at 226 Ang Mo Kio Avenue 1?

First-time buyers and young families seeking entry-level affordability benefit from the development's stable pricing, broad unit variety, and access to HDB financing with low down-payment requirements and extended tenures. Upgraders transitioning from younger families to larger configurations or seeking neighbourhood change find the estate's established infrastructure and proven community appeal attractive, with confidence that resale market liquidity will support future downsizing or relocations. Investors prioritising stable rental income and modest capital appreciation prefer established HDB estates over speculative new launches, as institutional HDB backing, transparent transaction history, and consistent tenant demand reduce uncertainty and downside risk. Owner-occupiers commuting to business districts or working at institutions near the Thomson-East Coast Line particularly value the development's proximity to Mayflower MRT Station, making it suitable for professionals optimising commute times and transport accessibility. High-net-worth individuals, conversely, typically avoid resale HDB properties due to price ceilings, lease tenure limitations, and non-landed typology that does not align with luxury portfolio diversification.

What are typical TDSR constraints and financing headroom for a purchaser at this price level?

Total Debt Servicing Ratio (TDSR) regulations limit monthly loan repayments to 30% of gross household income, meaning a household earning S$10,000 monthly can service approximately S$3,000 in total debt payments comfortably; for units in this development priced around S$500,000 with a 35-year HDB loan, monthly payments fall well within TDSR limits for most households. A household with gross monthly income of S$7,000 to S$8,000 would comfortably qualify for financing on units within this development, with monthly HDB repayments typically ranging from S$1,200 to S$1,600 including prevailing interest rates. Buyers must declare all existing debt obligations—vehicle loans, personal loans, credit card liabilities—as these reduce available headroom and may constrain maximum affordable purchase price; many first-time buyers discover that existing liabilities exceed TDSR expectations, necessitating debt repayment before acquisition. Financial planning and pre-approval from an HDB financial counsellor or commercial bank is essential to establish realistic affordability and avoid application rejection late in the purchase process.

How does 226 Ang Mo Kio Avenue 1 compare to nearby competing HDB developments in Ang Mo Kio?

The Ang Mo Kio estate encompasses numerous developments across different construction decades, from earlier blocks built in the 1980s to more recent additions; 226 Ang Mo Kio Avenue 1 sits within this spectrum with established construction quality and proven market demand. Competing Avenue blocks nearby offer similar configurations and pricing, creating a tight micromarket where location within the avenue system becomes a primary differentiator; units closer to the avenue's endpoints may enjoy quieter positions or better orientation, whilst those nearer the estate's interior face slightly shorter pedestrian distances to common facilities. Developments in other Ang Mo Kio avenues (Avenue 2, Avenue 3, etc.) often exhibit modest pricing differentials reflecting marginal distance differences to amenities and transport; the development's position on Avenue 1 carries no significant disadvantage relative to peers. Buyers evaluating this development should compare it directly to available units in nearby Avenue blocks of similar age and configuration, using recent transaction evidence to identify pricing alignment and relative value before committing.

Which unit stacks or floor levels within 226 Ang Mo Kio Avenue 1 offer the best value proposition?

Middle-floor units, typically levels 5 to 15, represent optimal value for most buyers, as they avoid ground-floor noise and accessibility issues whilst commanding less of a premium than high-floor units that attract price premiums of 3% to 5% for superior views and perceived status. Lower floors (levels 3 to 5) appeal to elderly residents and families with young children due to easier stair climbing and reduced lift travel times, and these units occasionally trade at discounts of 2% to 3% relative to mid-floor comparables despite functionally identical configurations. High-floor units (levels 18 and above) command premiums but offer no tangible functional advantage in an HDB context, as floor plan remains identical and natural ventilation improves negligibly; premium-paying buyers are often motivated by perceived prestige rather than economic value, suggesting lower-floor alternatives represent superior value. Unit position relative to the block's lift core—units immediately adjacent to lifts experience higher foot traffic and noise, whilst those at corridor ends enjoy greater quiet but slightly longer walking distances; this micro-factor influences rental appeal and can modestly affect yield by affecting tenant pool perception.

What is the future supply pipeline in the Ang Mo Kio district, and how might it affect demand for existing units like those at 226 Ang Mo Kio Avenue 1?

Singapore's Housing and Development Board periodically releases Build-To-Order (BTO) launches within Ang Mo Kio and surrounding regions; these new units, offered at below-market prices with extended repayment terms, can absorb demand from first-time buyers and modest-income households that might otherwise enter the resale market. Recent and forthcoming BTO projects in neighbouring areas may attract buyers who would otherwise consider established resale developments, potentially moderating demand growth for existing stock like 226 Ang Mo Kio Avenue 1. Conversely, new supply in the district reinforces Ang Mo Kio's strategic importance within Singapore's residential geography, encouraging continued investment in estate infrastructure, transport connectivity, and amenity development that benefits existing properties indirectly. The Thomson-East Coast Line's expansion and ongoing densification around Mayflower MRT Station suggests sustained long-term demand for housing accessible to the line; new BTO launches in the station precinct may attract premium-willing first-time buyers, whilst existing resale stock absorbs those seeking immediate availability, larger configurations, or established neighbourhood credentials, ensuring coexistence of both segments rather than direct market cannibalisation.

Hdb Flat At 226 Ang Mo Kio Avenue 1 — From S$3,500