Type

Units

Min Area

Price Range

2 BR

721 sqft

S$430K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$430K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$86,000 on this acquisition.

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.

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405 Ang Mo Kio Avenue 10: A Mature HDB Development in a Thriving Neighbourhood

Situated in the heart of Ang Mo Kio, 405 Ang Mo Kio Avenue 10 represents a well-established public housing estate that continues to attract homebuyers seeking stability, convenience, and strong community infrastructure. The development offers a mix of residential units catering to diverse household sizes and configurations, with pricing starting from S$430,000 for resale inventory. This location has long been favoured by upgraders, young families, and investors seeking reliable rental yields in a mature, fully-serviced precinct.

The Ang Mo Kio district itself stands as one of Singapore's most developed residential zones, characterised by comprehensive amenities, excellent public transport links, and a stable rental market. Properties in this area benefit from decades of infrastructure investment, making it an attractive choice for those prioritising accessibility and established community facilities over newer, emerging estates.

Location and Transport Connectivity

405 Ang Mo Kio Avenue 10 enjoys outstanding transport connectivity via the Ang Mo Kio MRT interchange, which serves both the Circle Line and North-East Line. This dual-line access ensures rapid connectivity to the central business district, educational institutions, and major employment hubs across the island. Commuting times to Marina Bay, Orchard, and the financial district are typically well under 30 minutes, making the location appealing for working professionals and families.

Beyond the MRT, the precinct is well-served by comprehensive bus networks, with numerous services linking Ang Mo Kio to neighbouring towns, shopping centres, and key destinations. The proximity to major road arteries also benefits those with private vehicles, offering straightforward access to the Pan-Island Expressway and East Coast Parkway.

Neighbourhood Amenities and Facilities

Residents at 405 Ang Mo Kio Avenue 10 benefit from one of Singapore's most mature and fully-developed residential precincts. The surrounding area is home to multiple primary and secondary schools, making it particularly attractive for families with children. Popular educational institutions in the vicinity have established track records and strong community reputations.

Shopping and dining options abound, with AMK Hub standing as a major retail landmark offering supermarkets, restaurants, and entertainment facilities. The precinct also features numerous traditional hawker centres serving authentic local cuisine, complemented by modern food courts and casual dining establishments. Weekly markets and neighbourhood shops ensure convenience for everyday necessities.

Healthcare facilities, including clinics and polyclinics, are readily accessible within the neighbourhood. Recreational spaces such as neighbourhood parks, sports facilities, and community centres are well-distributed throughout the estate, supporting active and social lifestyles for residents of all ages.

Unit Mix and Space Configurations

The development comprises a variety of unit sizes, with multiple floor levels across different blocks. Buyers exploring 405 Ang Mo Kio Avenue 10 will find options ranging from compact units to larger family configurations, allowing prospective purchasers to select layouts that match household composition and lifestyle requirements. Unit sizes are optimised for Singapore's living standards, with practical room proportions and functional layouts that maximise usable floor area.

Individual units feature practical finishes and modern appliances typical of contemporary HDB resale inventory. Many units have undergone renovation or upgrading, reflecting the market's preference for move-in-ready homes. The blocks benefit from natural lighting and cross-ventilation, with many units enjoying unobstructed views or greenery vistas across the neighbourhood.

Investment Potential and Market Dynamics

405 Ang Mo Kio Avenue 10 has historically demonstrated resilient capital appreciation and stable rental performance, reflecting the district's maturity and consistent demand. The development's central position within the Ang Mo Kio precinct, combined with excellent transport links and comprehensive amenities, ensures sustained appeal to owner-occupiers and investors alike. Rental yields in this location tend to remain competitive, driven by strong demand from expatriates, working professionals, and young families.

The leasehold tenure structure is typical for HDB resale properties, with implications for long-term value that become increasingly relevant as the lease approaches lower thresholds. However, the majority of units at this development retain substantial lease lengths, minimising immediate concerns regarding lease decay or refinancing challenges for prospective purchasers.

Buyer Suitability and Market Positioning

405 Ang Mo Kio Avenue 10 appeals to a broad range of buyer profiles. For upgraders moving from smaller units or new towns, the location offers enhanced accessibility and established infrastructure without the premium pricing of central or fringe developments. First-time property buyers benefit from the stable market fundamentals and transparent pricing in the Ang Mo Kio resale market.

Investors evaluating the development should note the consistent tenant demand driven by the precinct's employment nodes, educational institutions, and transport connectivity. The mature neighbourhood and family-friendly environment support both long-term hold strategies and mid-cycle rental returns.

Financing and Purchasing Considerations

Prospective buyers should note that HDB resale purchases through the Housing and Development Board require compliance with eligibility criteria and grant schemes where applicable. Financing is generally straightforward, with most banks offering competitive mortgage packages for established HDB estates. The development's maturity and location support strong loan valuations and minimal financing friction.

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty at 20% applies to the purchase price, materially increasing acquisition costs. This consideration is particularly relevant for investors or upgraders with existing property holdings. First-time buyers benefit from significantly lower stamp duty rates, making 405 Ang Mo Kio Avenue 10 an attractive entry point for those building their property portfolios.

Future Outlook and Market Resilience

The Ang Mo Kio district continues to benefit from long-term urban planning initiatives, with ongoing infrastructure enhancements and precinct rejuvenation efforts supporting property values. The mature nature of the neighbourhood reduces speculative volatility, positioning 405 Ang Mo Kio Avenue 10 as a stable, fundamentals-driven investment. As Singapore's population stabilises and housing policy emphasises sustainability, mature, well-connected estates like Ang Mo Kio are likely to remain in consistent demand across multiple buyer cohorts.

Frequently Asked Questions

What estimated rental yield can investors expect from units at 405 Ang Mo Kio Avenue 10?

Rental yields at 405 Ang Mo Kio Avenue 10 typically range between 3.5% to 5% per annum, depending on unit configuration, floor level, and lease length, reflecting the stable demand from expatriate professionals, working families, and young adults drawn to the precinct's dual-line MRT connectivity and established amenities. The mature nature of the Ang Mo Kio neighbourhood, combined with proximity to major employment nodes and educational institutions, ensures consistent tenant demand throughout the year. Investors should factor in HDB rental guidelines and any Outstanding Mortgage balance restrictions when evaluating cash-on-cash returns, as these vary based on individual financing structures and ownership tenure.

How does the per-square-foot pricing at 405 Ang Mo Kio Avenue 10 compare to recent HDB resale transactions in the area?

Recent resale transactions in the Ang Mo Kio precinct have established per-square-foot price ranges of approximately S$595 to S$680, depending on unit size, condition, floor level, and lease length, with premium units commanding higher multiples. 405 Ang Mo Kio Avenue 10, positioned centrally within the mature estate, tends to track the mid-to-upper range of this spectrum, reflecting its excellent transport connectivity and proximity to established retail and educational facilities. Buyers comparing units at this development against competing resale stock in the immediate neighbourhood should scrutinise lease remaining, recent renovation work, and proximity to MRT stations, as these factors often justify modest price premiums or discounts relative to the broad market range.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 405 Ang Mo Kio Avenue 10 as a second residential property?

Singapore Citizens purchasing a second residential property at 405 Ang Mo Kio Avenue 10 are liable for Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty at 1% to 4%, significantly elevating total acquisition costs. For a unit priced at S$430,000, ABSD alone would amount to S$86,000, bringing total stamp duty obligations to approximately S$103,800, assuming standard Buyer's Stamp Duty of 4%. This additional cost materially impacts investment returns and financing ratios, making careful cash-flow modelling and mortgage pre-approval essential before committing to a purchase at this development.

How does the remaining lease length affect the resale value and financing prospects for 405 Ang Mo Kio Avenue 10 units?

HDB flats at 405 Ang Mo Kio Avenue 10 are offered on a 99-year leasehold tenure, typical of all HDB resale properties, meaning remaining lease lengths vary depending on the original lease commencement date; units with 80+ years remaining attract mainstream financing and command full market values, whilst those below 80 years typically face diminished loan-to-value ratios and reduced buyer pools. Buyers should request a detailed lease status from the HDB or agent to determine exact remaining tenure, as this directly impacts mortgage approval quantum, refinancing flexibility, and capital appreciation potential over the holding period. Lease decay becomes a material concern only when the remaining tenure falls below 75 years, at which point financing options narrow and resale values begin to compress relative to newly launched units or properties with longer lease periods.

How does proximity to Ang Mo Kio MRT interchange affect demand and capital appreciation at this development?

The dual-line MRT interchange serving both the Circle Line and North-East Line positions 405 Ang Mo Kio Avenue 10 at the intersection of two major transport corridors, driving sustained demand from working professionals, expatriates, and families seeking sub-30-minute commutes to the CBD and key employment districts. Properties within 500 metres of dual-line interchanges typically command 8% to 12% price premiums relative to estates served by single-line connectivity, reflecting the tangible time savings and economic productivity gains for daily commuters. Over medium-to-long holding periods, developments anchored to major transport nodes have historically demonstrated superior capital appreciation relative to peripheral estates, making location a primary driver of investment performance and liquidity at 405 Ang Mo Kio Avenue 10.

Is 405 Ang Mo Kio Avenue 10 suitable for first-time homebuyers, upgraders, and investors, and what are the key considerations for each profile?

First-time homebuyers benefit from significantly reduced stamp duty obligations (0% to 2%), making 405 Ang Mo Kio Avenue 10 an attractive entry point into owner-occupied property, particularly those seeking established infrastructure, schools, and community facilities without premium pricing; upgraders moving from Housing and Development Board flats in emerging estates gain access to mature amenities, dual-line MRT connectivity, and established rental markets to offset any ABSD obligations. Investors evaluating the development should prioritise lease length, unit configuration, and expected tenant demographic, as the estate's appeal to young professionals and expatriate families supports reliable rental demand; all three buyer cohorts benefit from the transparent HDB resale market, standardised financing terms, and established price discovery mechanisms that reduce information asymmetries relative to private residential alternatives.

What Total Debt Service Ratio (TDSR) headroom should buyers expect at typical 405 Ang Mo Kio Avenue 10 price points?

At the S$430,000 entry price point and assuming standard HDB mortgage terms (80% loan-to-value, 25-year tenure, 3.5% average interest rate), monthly mortgage servicing typically falls between S$1,900 to S$2,100, depending on exact interest rates and insurance costs, with most financial institutions applying a 55% TDSR threshold. For buyers with stable household incomes exceeding S$3,800 per month, servicing obligations at 405 Ang Mo Kio Avenue 10 remain well within prudent TDSR parameters, leaving adequate headroom for other financial commitments, lifestyle flexibility, and emergency contingencies. Buyers with existing property holdings or concurrent liabilities should conduct formal mortgage pre-approval with their chosen bank, as individual TDSR assessments vary based on comprehensive financial circumstances, and 20% ABSD obligations may reduce available equity for down-payment contributions relative to cash savings.

How does 405 Ang Mo Kio Avenue 10 compare to competing HDB resale developments in the immediate Ang Mo Kio precinct?

Competing HDB resale developments in the Ang Mo Kio precinct, including properties on Ang Mo Kio Avenue 3, Avenue 5, and Avenue 8, offer broadly similar pricing, amenities, and connectivity profiles, with subtle differences driven by exact MRT proximity, block design, and unit age; 405 Ang Mo Kio Avenue 10 benefits from its central positioning within the estate, offering balanced access to retail facilities at AMK Hub, educational institutions, and transport nodes without excessive noise or congestion relative to fringe blocks. Price differentiation across competing blocks typically ranges 3% to 7%, reflecting floor-level preferences, unit orientation, and renovation recency rather than fundamental neighbourhood quality or amenity gaps. Buyers comparing units across multiple developments should conduct site visits, request detailed lease status, and inspect recent transaction prices for identical or near-identical unit types to identify genuine value opportunities relative to the prevailing market.

Which unit stacks or floor levels offer the best value proposition at 405 Ang Mo Kio Avenue 10?

Mid-level units (approximately floors 8 to 16) typically offer the most balanced value proposition at 405 Ang Mo Kio Avenue 10, balancing premium pricing from elevated views and reduced street-level noise against the carrying cost premiums of high-floor units and the connectivity disadvantages of ground-floor or low-rise locations. Lower-floor units (floors 2 to 5) attract younger buyers and investors accepting modest access compromises in exchange for reduced carrying costs and faster capital recovery, whilst premium high-floor units command 10% to 15% price premiums reflecting unobstructed vistas, enhanced privacy, and aspirational appeal. Buyers prioritising genuine value alignment should focus on mid-level stacks offering practical life-cycle advantages—adequate ventilation, natural lighting, and noise insulation—without incurring unnecessary premium pricing for elevational prestige that may not translate to proportional resale uplift.

What is the future supply pipeline in the Ang Mo Kio district, and how might this affect long-term value at 405 Ang Mo Kio Avenue 10?

The Ang Mo Kio district, having achieved full maturity with comprehensive infrastructure completion over the past two decades, faces limited scope for substantial new HDB supply growth relative to peripheral emerging towns or fringe central locations, reducing competitive pressure from new launches and supporting stable long-term valuations at 405 Ang Mo Kio Avenue 10. Urban regeneration and precinct rejuvenation initiatives, including retail refreshes at AMK Hub and localised transport infrastructure improvements, are more likely than wholesale neighbourhood changes, positioning the development as a stable, fundamentals-driven investment insulated from speculative boom-bust cycles affecting emerging estates. Buyers with medium-to-long time horizons (7+ years) benefit from this structural supply scarcity and steady-state demand from established professional cohorts and multigenerational families, making 405 Ang Mo Kio Avenue 10 a prudent choice for wealth preservation and predictable capital appreciation relative to higher-volatility alternatives.

[For Sale] Hdb Flat At 405 Ang Mo Kio Avenue 10 — From S$430K