Type

Units

Min Area

Price Range

3 BR

1292 sqft

S$768K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$768K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$154K on this acquisition.
Located 11 min (890 m) from CR10 Tavistock MRT Station (U/C).

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.

460 Ang Mo Kio Avenue 10: A Mature HDB Development with Excellent Connectivity

460 Ang Mo Kio Avenue 10 stands as a well-established Housing and Development Board development in one of Singapore's most sought-after residential districts. Located in the heart of Ang Mo Kio, this project offers a compelling blend of mature neighbourhood character, practical living space, and increasingly strong transport links that continue to improve with the broader MRT network expansion across the eastern corridor.

The development comprises spacious three-bedroom and two-bathroom units with generous floor areas of approximately 1,292 sqft, providing ample room for families seeking to upgrade from smaller units or establish roots in a stable, long-established community. These proportions represent the goldilocks zone for many Singaporean households: large enough for comfortable family living, yet efficient enough to maintain practical day-to-day functionality without excessive maintenance demands.

Strategic Location and Transport Connectivity

One of the most compelling attributes of this development is its positioning relative to Tavistock MRT Station on the Circle Line, currently under construction. Located approximately 11 minutes' walking distance away at roughly 890 metres, this proximity to an upcoming MRT interchange significantly amplifies the development's long-term value proposition. When Tavistock Station opens, residents will gain direct access to the broader Circle Line network, substantially reducing commute times to central business districts, major employment nodes, and leisure destinations across Singapore.

The timing of infrastructure development is particularly pertinent here. Properties in the immediate catchment of newly opened or soon-to-open MRT stations typically experience measurable appreciation in both rental and capital value as accessibility improves and transport friction decreases for residents and potential occupiers. For investors and owner-occupiers alike, this infrastructural catalyst represents a structural advantage that will likely continue to support value retention and appreciation throughout the remaining lease term.

Pricing and Market Positioning

Current pricing from S$768,000 positions units within this development competitively against comparable three-bedroom HDB stock across the wider Ang Mo Kio and neighbouring district markets. This price point makes the development accessible to a diverse buyer profile: upgraders moving from two-bedroom units seeking additional space; first-time buyers with sufficient savings and financing capacity; and investors seeking stable rental yields in a mature, well-serviced neighbourhood with consistent demand from both owner-occupiers and tenants.

The price per square foot compares favourably with recent transactions in the same precinct, offering solid value without premium positioning. This accessibility is particularly significant in the current market environment, where buyers increasingly scrutinise cost-per-square-foot metrics against distance to MRT, school quality, and neighbourhood maturity—all factors where this development scores well.

Neighbourhood Character and Amenities

Ang Mo Kio is one of Singapore's oldest and most successfully planned public housing districts, with decades of urban maturation evident in the breadth and quality of nearby amenities. Residents enjoy proximity to multiple primary and secondary schools, shopping centres, food courts, hawker establishments, and wet markets that serve the local community. This established infrastructure base means minimal reliance on new amenity development; the neighbourhood has already proven its staying power and utility as a complete residential ecosystem.

The district's character balances residential tranquillity with practical accessibility to everyday services. Unlike newer estates still establishing their retail and dining scene, Ang Mo Kio offers immediately available options across budget ranges, cultural preferences, and lifestyle requirements. This maturity supports consistent rental demand from both local upgraders and expatriates seeking familiar, well-serviced neighbourhoods.

Investment Considerations and Rental Potential

For investors evaluating 460 Ang Mo Kio Avenue 10 as a buy-to-let opportunity, several factors merit consideration. The three-bedroom format aligns well with the broader rental market, appealing to young families, upgraders, and expatriate households seeking practical space without premium pricing. Rental yields across comparable three-bedroom HDB stock in Ang Mo Kio typically range between 3.5% and 4.5% gross, with net yields depending on maintenance reserves, property tax, and management efficiency. The upcoming MRT connectivity is likely to support rental demand by reducing transport friction for renters with workplace locations across the island.

Purchase price relative to rental income is an important metric for investor decision-making. At current pricing levels, capital outlay versus annual rental proceeds creates a reasonable entry point, particularly when viewed against the dual benefits of capital appreciation potential and intermediate rental income generation during the holding period.

Financing and Buyer Eligibility

For Singapore Citizen first-time HDB buyers, this development remains eligible for Housing Development Board financing with loan tenures up to 30 years and interest rates set by the HDB. Total Debt Servicing Ratio (TDSR) limits cap borrowing capacity at approximately 80% of eligible monthly income, meaning that buyers require sufficient savings to meet the downpayment alongside other outstanding obligations.

Second-property buyers—both citizens and permanent residents—must account for Additional Buyer's Stamp Duty at 20% of the purchase price for Singapore Citizen buyers acquiring a second residential property. This represents a material cost increase relative to first-time purchase, substantially affecting net cash outlay and financing requirements. Permanent residents face further ABSD rates depending on eligibility and citizenship of co-buyers. These duties are payable on completion and must be incorporated into purchase planning from the outset.

Lease Tenure and Long-Term Valuation

As an HDB development, units are held on 99-year leases from the date of original sale. For newer units within this estate, substantial lease tenure remains, supporting stable valuations and consistent refinancing capacity throughout the holding period. However, buyers should remain cognisant that as lease tenure decays beyond 60 years, capital valuations typically begin to reflect the shortened remaining duration, affecting resale price and rental value proposition. This long-term factor is less immediate for currently transacted units but represents an important consideration for families planning multi-generational ownership or extended holding periods beyond 20-30 years.

Competitive Context and Market Comparison

The wider Ang Mo Kio district contains multiple HDB estates of similar age and configuration, providing buyers with genuine alternatives when evaluating units across the precinct. Properties on Avenue 1, Avenue 3, and Avenue 6 offer comparable floor areas and similar transport accessibility, albeit with varying distances to MRT stations and school quality. This competitive supply means that pricing must remain reasonable to attract buyers; overpriced units will face longer marketing periods and reduced buyer interest, whilst competitively positioned stock moves efficiently through the market.

Nearby developments in Central Expressway and Serangoon neighbourhoods command premium pricing due to more recent upgrading or enhanced transport links, making 460 Ang Mo Kio Avenue 10 attractive for budget-conscious buyers unwilling to stretch for newer or more fashionable addresses.

The Tavistock MRT Effect on Future Appreciation

Infrastructure improvements consistently generate measurable demand acceleration and valuation uplift in affected neighbourhoods. Historical precedent from Circle Line development in earlier phases and other recent MRT openings suggests that properties within 1-kilometre walking distance of newly opened stations experience 8-15% capital appreciation in the 2-3 years following opening, with further modest gains as the station integrates into travel patterns and becomes established in commuter consciousness.

360 Ang Mo Kio Avenue 10's position at approximately 890 metres from Tavistock MRT places it squarely within the high-impact zone for this infrastructure catalyst. For owner-occupiers with 10+ year holding horizons, this represents a structural tailwind. For investors with shorter time horizons, it represents meaningful upside potential within the next 3-5 years as the station opens and becomes operational.

Frequently Asked Questions

What rental yield can investors realistically expect from three-bedroom units at 460 Ang Mo Kio Avenue 10?

Three-bedroom HDB units in Ang Mo Kio typically achieve gross rental yields of 3.5% to 4.5% annually, depending on unit condition, floor level, and proximity to MRT stations. At the current pricing levels around S$768,000, this translates to annual rental income in the region of S$26,800 to S$34,560 before deductions for property tax, maintenance reserves, and agent commissions. The upcoming Tavistock MRT Station opening is likely to support rental demand by improving transport accessibility for prospective tenants with island-wide workplace locations, potentially pushing yields toward the higher end of this range. Investors should model conservative yield assumptions of 3.5% to 4% when evaluating purchase decisions, ensuring adequate buffer for vacancy, maintenance surprises, and market cyclicality.

How does the price per square foot at 460 Ang Mo Kio Avenue 10 compare to recent comparable sales in the district?

Recent three-bedroom HDB transactions in Ang Mo Kio have transacted at approximately S$590 to S$640 per square foot, depending on specific location, floor level, and unit condition. 460 Ang Mo Kio Avenue 10, with units priced around S$768,000 across 1,292 sqft, translates to approximately S$594 per square foot, positioning this development competitively within the district's recent range. This pricing reflects the mature estate character, established amenities, and proximity to the soon-opening Tavistock MRT Station. Comparable estates further from MRT infrastructure or in less mature precincts trade at modest premiums or discounts to this price point, making 460 Ang Mo Kio Avenue 10 attractive for value-conscious buyers seeking both affordability and transport accessibility. Recent sales data confirms that buyer sentiment remains firm for well-priced stock in established neighbourhoods with incoming MRT connectivity.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizen second-property buyers at this development?

Singapore Citizen buyers purchasing a second residential property must pay Additional Buyer's Stamp Duty at 20% of the purchase price, applied on top of the standard Buyer's Stamp Duty. For a unit priced at S$768,000, ABSD would total approximately S$153,600, substantially increasing total acquisition costs and cash requirements at completion. This duty is non-refundable and payable immediately upon completion, requiring investors to ensure adequate financing reserves beyond the mortgage loan amount. The 20% ABSD rate for second-property citizen buyers significantly impacts return-on-investment calculations and effective entry valuations, effectively increasing the true cost of capital by this quantum. Buyers should factor this duty into purchase planning from the initial stages and consider whether the rental yield and capital appreciation expectations justify the elevated acquisition cost.

What is the lease decay risk for units at 460 Ang Mo Kio Avenue 10, and how will it affect long-term resale value?

460 Ang Mo Kio Avenue 10 is an HDB development held on 99-year leases from the original issuance date. For current transactions, the remaining lease tenure is typically in the 70-80 year range, providing substantial buffer before material lease decay becomes evident in valuation metrics. However, buyers should recognise that beyond 60 years remaining, HDB resale valuations begin to reflect the shortened remaining tenure, with capital values typically declining by 0.5% to 1% annually per year of lease consumed beyond the 60-year threshold. This long-term factor is not immediately relevant for buyer cohorts with 10-20 year holding horizons but becomes increasingly material for multi-generational ownership intentions or buyers contemplating extended holding periods of 30+ years. The HDB's lease renewal and property upgrade schemes provide potential pathways to extend lease tenure, though these remain subject to policy evolution and may involve additional costs. Current buyers should view the 99-year lease framework as providing ample practical holding duration for typical ownership lifecycles.

How will the nearby Tavistock MRT Station opening influence demand and capital appreciation at this development?

Tavistock MRT Station on the Circle Line, located approximately 890 metres from 460 Ang Mo Kio Avenue 10, represents a significant infrastructural catalyst for the neighbourhood. MRT proximity is one of the strongest drivers of HDB demand and capital value, as it reduces commute friction for residents across employment locations and leisure destinations. Historical precedent from recent Circle Line openings and other MRT infrastructure projects demonstrates that properties within 1-kilometre walking distance typically experience 8-15% capital appreciation in the 2-3 year window following station opening, as transport accessibility becomes established in buyer consciousness and commuter networks. Beyond immediate post-opening appreciation, mature MRT-adjacent developments typically sustain steady 2-3% annual capital growth through the balance of their lease tenure, reflecting consistent demand from upgraders and investors prioritising transport convenience. For 460 Ang Mo Kio Avenue 10 specifically, the opening of Tavistock MRT should anchor long-term value resilience and support both rental and capital appreciation trajectories over the medium to long term.

Which buyer profiles is 460 Ang Mo Kio Avenue 10 best suited for, and why?

This development appeals strongly to upgraders moving from smaller one-bedroom or two-bedroom units seeking additional family living space without premium neighbourhood pricing. First-time buyers with sufficient savings and financing capacity benefit from the combination of affordability, established amenities, and transparent HDB resale market mechanics. Young families prioritise the three-bedroom configuration alongside proximity to schools and childcare facilities, both abundantly available in the mature Ang Mo Kio precinct. Investors seeking stable rental income appreciate the broad tenant appeal of three-bedroom HDB units, the established rental market in Ang Mo Kio, and the upcoming MRT infrastructure supporting long-term demand resilience. Expat families relocating to Singapore often select three-bedroom HDB stock in mature estates due to practical space, familiar neighbourhood character, and competitive pricing relative to private condominium alternatives. High-net-worth individuals are less likely to target this development unless pursuing portfolio diversification into HDB asset classes or seeking entry-level investment holdings with strong yield profiles.

What are the TDSR financing implications for typical buyer profiles at 460 Ang Mo Kio Avenue 10?

Total Debt Servicing Ratio limits cap HDB loan eligibility at approximately 80% of eligible monthly household income. For a unit priced at S$768,000 with typical mortgage terms of 25-30 years, monthly servicing costs (including principal, interest, property tax, and insurance) typically range from S$3,200 to S$3,600 for owner-occupier buyers, requiring monthly household incomes of S$4,000 to S$4,500 to remain within TDSR thresholds. Buyers with existing car loans, personal loans, credit card facilities, or other outstanding debt obligations must deduct these monthly obligations from their TDSR capacity, potentially reducing borrowing availability. First-time buyers frequently have minimal existing debt, allowing maximum TDSR utilisation, whilst upgraders replacing existing mortgages must account for outgoing debt servicing until sale completion provides cash release. Buyers should engage HDB mortgage calculators and consult financial advisors to confirm personal TDSR eligibility before committing to purchase. The financing headroom at current price points remains accessible to most mid-income household profiles, supporting broad buyer appeal.

How does 460 Ang Mo Kio Avenue 10 compare in pricing and positioning to competing nearby HDB developments?

Comparable three-bedroom HDB stock in neighbouring Ang Mo Kio precincts (Avenues 1, 3, 6, and surrounding blocks) trades within a similar price corridor of S$740,000 to S$800,000, depending on exact location, distance to MRT infrastructure, and unit condition. 460 Ang Mo Kio Avenue 10, positioned at S$768,000, sits comfortably in the middle of this range, reflecting average neighbourhood positioning without material premium or discount relative to peer stock. Properties on Avenue 1 closer to Ang Mo Kio MRT Station command modest premiums due to direct MRT accessibility, whilst developments further from established MRT infrastructure trade at modest discounts. Newer HDB developments in distant precincts (Sengkang, Punggol) offer lower headline pricing but sacrifice the established amenity base and neighbourhood character valued by many buyers. Private condominium alternatives in adjacent districts command material premiums of 50-100% on a price-per-square-foot basis, making 460 Ang Mo Kio Avenue 10 attractive for budget-conscious buyers unwilling to stretch for private residential stock. Competitive positioning remains neutral rather than advantageous, supporting steady demand but without significant scarcity premium.

Are certain unit stacks or floor levels at 460 Ang Mo Kio Avenue 10 better positioned for value retention and rental appeal?

Mid-storey units (floors 5-12) typically command the strongest balance of rental appeal and valuation resilience in mature HDB developments. Lower storeys (floors 2-4) appeal to elderly residents and families with mobility considerations, creating consistent but narrower tenant pools. Higher storeys (floors 13+) attract premium-seeking renters prioritising privacy and views but command rent levels that may exceed tenant affordability in the mid-market HDB rental segment. Units facing away from main roads experience lower tenant perception of noise and pollution, supporting modestly stronger rental yields than roadside-facing equivalents. Corner units and units with balconies or unusual configurations create niche appeal, generating lower liquidity at resale and rental turnover. For investment buyers prioritising stable rental yields and capital appreciation, mid-storey facing quieter aspects of the estate offer optimal positioning. For owner-occupiers with personal preferences for higher storey heights or specific directional exposures, these factors should be weighted against the marginal resale friction incurred by unusual configurations. Unit stack and orientation matter modestly at current pricing, but neighbourhood and MRT proximity dominate valuation dynamics.

What is the future supply pipeline for new HDB stock in the Ang Mo Kio and adjacent districts, and how might it affect 460 Ang Mo Kio Avenue 10?

The HDB's Build-to-Order programme for the wider Ang Mo Kio precinct and adjacent Serangoon district includes multiple new flat launches planned through the next 5-10 years, introducing fresh inventory alongside ongoing resale supply from existing estates. New BTO units typically launch at 10-20% discounts relative to resale stock of similar specification, attracting first-time buyers and creating competitive pressure on resale valuations in the immediate post-launch period. However, this new supply is concentrated in greenfield sites further from established MRT infrastructure, with build-out timelines of 5-7 years delaying market impact. The proximity of 460 Ang Mo Kio Avenue 10 to the opening Tavistock MRT Station differentiates it from newer estates with longer lead times to transport connectivity, likely sustaining relative demand and supporting valuation resilience. Investors should monitor HDB's launch calendar and track new project pricing, as significant BTO oversupply in adjacent precincts could exert downward pressure on resale pricing. Conversely, undersupply in mature estates with established MRT connectivity typically supports long-term capital appreciation, benefiting 460 Ang Mo Kio Avenue 10 relative to newer competing precincts facing near-term new supply influxes.

[For Sale] Hdb Flat At 460 Ang Mo Kio Avenue 10 — From S$768K