Type

Units

Min Area

Price Range

2 BR

882 sqft

S$499K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$499K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$99,800 on this acquisition.
Located 10 min (800 m) from CR11 Ang Mo Kio 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.

504 Ang Mo Kio Avenue 8: A Mature HDB Community Near the Circle Line

504 Ang Mo Kio Avenue 8 represents one of the district's established residential addresses, strategically positioned within easy reach of the Circle Line's Ang Mo Kio station. This HDB development has long served as a cornerstone of the Ang Mo Kio residential landscape, offering practical accommodation for families, upgraders, and investors seeking exposure to a well-connected neighbourhood with strong fundamentals.

The development comprises two-bedroom units with a generous footprint of approximately 882 square feet, providing comfortable living arrangements for small to medium-sized households. Each unit features two bathrooms, a layout choice that aligns with contemporary expectations for convenience and functionality. The specifications reflect HDB's design philosophy of maximising usable space whilst maintaining affordability, making this address particularly attractive to first-time buyers and those seeking modest upgrade opportunities without overextending financially.

Location and Transport Connectivity

Positioned at 504 Ang Mo Kio Avenue 8, the development benefits from its proximity to Ang Mo Kio MRT station, situated approximately 800 metres or a ten-minute walk away. The Circle Line connection provides direct access to key business districts, educational institutions, and leisure destinations across Singapore's transport network. This accessibility has historically underpinned steady demand for units in this locale, as residents appreciate the relatively short commute times to central business areas and the seamless onward connections to other MRT lines.

The mature neighbourhood positioning means residents enjoy established infrastructure beyond public transport. Local bus services complement the MRT offering, creating multiple transport pathways for daily commuting and weekend leisure activities. Ang Mo Kio's extensive town planning has ensured that the broader district remains well-serviced by connectivity improvements, supporting long-term appreciation prospects for properties within its boundaries.

Neighbourhood Character and Amenities

Ang Mo Kio has evolved into one of Singapore's most comprehensive residential zones, with decades of planned development creating a self-contained community ecosystem. The area surrounding 504 Ang Mo Kio Avenue 8 incorporates a diverse mix of retail, dining, healthcare, and recreational facilities that cater to residents across all life stages. Shopping centres, hawker markets, supermarkets, and restaurants are interspersed throughout the district, ensuring daily convenience without requiring extensive travel.

Educational facilities form a significant component of the neighbourhood's infrastructure, with primary and secondary schools distributed across Ang Mo Kio to serve resident families. Healthcare amenities, including polyclinics and private medical practices, are similarly accessible, addressing essential community needs. Active ageing programmes and community centres provide social and recreational opportunities, reinforcing the area's appeal as a holistic living environment rather than merely a collection of residential units.

Market Dynamics and Resale Potential

The HDB resale market in Ang Mo Kio has demonstrated resilience through multiple property cycles, underpinned by consistent demand from upgraders, downsizers, and investors. Units at 504 Ang Mo Kio Avenue 8 participate in this broader market momentum, with transaction volumes reflecting genuine buyer interest in the district's combination of accessibility and established community character. The two-bedroom configuration represents a popular segment within HDB resale, typically attracting families seeking modest space without the financial commitment associated with three-bedroom or larger units.

Pricing within this development has historically aligned with district averages, offering value comparable to competing properties in nearby streets and developments. The resale market benefits from high liquidity, meaning sellers can generally expect reasonable turnover times when offering units at market-aligned rates. Investors considering purchases in this location recognise the inherent demand stability created by the neighbourhood's maturity and transport connectivity, factors that support both rental income potential and long-term capital retention.

Investment and Owner-Occupancy Considerations

For owner-occupiers, 504 Ang Mo Kio Avenue 8 presents a practical option suited to households prioritising transport convenience and established neighbourhood infrastructure over newer developments or prime district prestige. First-time buyers benefit from the entry-level pricing typically associated with two-bedroom HDB units, whilst upgraders appreciate the opportunity to relocate within a familiar and well-understood locale. The mature development status means no uncertainty regarding completion or construction quality—units are immediately available for occupation or lease.

Investors evaluating this development as a potential acquisition should consider rental market fundamentals within Ang Mo Kio. The two-bedroom configuration appeals to young professionals, small families, and tenants seeking affordable quality housing near the MRT. Rental yields in the district have remained stable, reflecting consistent tenant demand and relatively stable rental rates. Prospective investors should factor in the HDB's lease structure and any future lease decay considerations when projecting long-term capital returns, as these elements significantly influence resale valuation trajectories.

Financing and Purchase Planning

Buyers utilising HDB loan schemes benefit from competitive mortgage rates and extended loan tenure options, reducing monthly debt-servicing obligations. The entry-level pricing typical of two-bedroom HDB units means that many purchasers can achieve home ownership without maximum leverage, providing financial flexibility for future circumstances. For those obtaining bank financing, the development's established status and proven market demand enhance lending approval prospects compared to speculative or untested properties.

Second-property investors should note that Additional Buyer's Stamp Duty at 20% applies to HDB resale purchases by Singapore Citizen investors acquiring their second residential property. This cost must be factored into purchase budgeting and return-on-investment calculations. The 20% ABSD represents a material expense that affects overall acquisition costs and influences break-even rental yield thresholds, requiring careful financial modelling before committing to investment purchase decisions.

504 Ang Mo Kio Avenue 8 continues to serve its community as a reliable, well-located residential address offering practical accommodation at accessible price points. The development's maturity, combined with its strategic positioning within the Ang Mo Kio residential ecology and Circle Line transport network, maintains its relevance across multiple buyer and investor profiles. Whether prioritising owner-occupancy convenience, upgrading circumstances, or investment income potential, prospective purchasers will find this address merits careful consideration within the broader HDB resale market landscape.

Frequently Asked Questions

What rental yield can investors expect from purchasing a unit at 504 Ang Mo Kio Avenue 8?

HDB two-bedroom units in Ang Mo Kio typically achieve rental yields in the region of 3% to 4% gross return annually, depending on specific unit configurations, floor levels, and prevailing market rental rates. The proximity to Ang Mo Kio MRT station and established neighbourhood amenities support consistent tenant demand from working professionals and small families seeking affordable, transport-convenient rental accommodation. Investors should conduct detailed market rent surveys for comparable units in the immediate locality to establish realistic income projections, as rental rates fluctuate with broader economic conditions and local supply dynamics. When modelling investment returns, account for HDB management fees, potential maintenance costs, and the impact of 20% Additional Buyer's Stamp Duty on your acquisition cost, which extends the break-even period and influences net yield calculations.

How does pricing per square foot at 504 Ang Mo Kio Avenue 8 compare to recent HDB resale transactions in the district?

The development's per-square-foot pricing aligns closely with district benchmarks for comparable two-bedroom HDB units, typically reflecting the prevailing market rate established by recent resale transactions on nearby streets and developments. Ang Mo Kio's mature status and consistent demand base have created a relatively transparent pricing environment where comparable units trade within predictable ranges, reducing significant arbitrage opportunities but providing pricing certainty for buyers. Recent transaction data for similar configurations in the immediate vicinity should be reviewed through public HDB records to confirm current market equilibrium; significant discounts or premiums warrant investigation into unit-specific characteristics such as floor level, orientation, or condition. The pricing reflects the neighbourhood's established character and MRT accessibility, factors that have consistently supported valuations within this district across multiple market cycles.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing their second residential property at this development?

Singapore Citizen purchasers acquiring a second residential HDB property must pay Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price as a lump-sum expense due at point of transaction. For a unit priced at approximately S$499,000, this results in ABSD of approximately S$99,800, materially increasing total acquisition costs beyond the base purchase price. This 20% ABSD must be factored into financing calculations and return-on-investment projections; whilst some investors incorporate this cost into their overall acquisition budget, others adjust purchase prices downward to maintain target net returns. Careful financial modelling incorporating the 20% ABSD rate is essential for investment viability assessments, particularly as this duty significantly extends payback periods and influences the rental income yield threshold required to justify the purchase.

What lease decay and resale value risks should purchasers consider at this HDB development?

HDB leases at 504 Ang Mo Kio Avenue 8 operate under Singapore's standard residential leasehold framework, meaning lease tenure gradually diminishes over time, potentially affecting resale values as leases approach maturity. Purchasers should verify the specific lease length for units of interest, as this directly influences long-term capital appreciation prospects and refinancing accessibility; lenders typically reduce loan-to-value ratios for properties with leases below 50 years remaining. The Housing and Development Board has implemented lease buyback schemes allowing residents to extend leases before expiry, providing a mechanism to preserve resale values, though these involve material additional expenditure. Investors with long-term holding horizons should factor in potential lease extension costs or resale value compression in later ownership years when projecting total returns, as lease decay represents a tangible risk not present in freehold comparable properties elsewhere in Singapore's market.

How does proximity to Ang Mo Kio MRT station influence long-term demand and capital appreciation for units at this address?

The Circle Line's Ang Mo Kio station at approximately 800 metres walking distance creates a material accessibility premium that underpins consistent demand and supports capital retention across property cycles. MRT connectivity has proven to be one of Singapore's most durable value drivers for residential properties, as transport convenience directly influences daily convenience for residents and rental appeal for investors; the absence of transport upgrades makes existing accessibility particularly reliable. Properties within walking distance of established MRT stations historically demonstrate lower resale time-on-market compared to properties requiring bus or private transport, suggesting stronger buyer interest and pricing stability. Future land use planning in Ang Mo Kio is unlikely to disrupt existing MRT dominance, meaning the current transport advantage should persist indefinitely, providing long-term confidence for both owner-occupiers prioritising commute efficiency and investors seeking rental tenant stability.

Which buyer profiles—first-timers, upgraders, high-net-worth individuals, or investors—would most benefit from purchasing at 504 Ang Mo Kio Avenue 8?

First-time HDB buyers represent the primary beneficiary profile for this development, as the two-bedroom configuration and entry-level pricing align perfectly with inaugural home ownership circumstances where financial leverage must be carefully managed. Upgraders relocating from one-bedroom units or HDB flats in less mature neighbourhoods will appreciate the established amenities and transport connectivity without requiring migration to premium-priced private residential developments. Investors seeking stable, moderate rental income with predictable tenant demographics will find the transport-convenient location and practical unit sizing highly suitable for consistent occupancy and manageable tenant turnover. High-net-worth individuals typically gravitate toward premium district locations or larger private residences rather than HDB two-bedroom units; however, property investors with diversified portfolios may incorporate this development as a steady, lower-risk income generator complementing higher-return investments. Each profile requires different evaluation criteria—first-timers should prioritise total cost of ownership and emotional fit, upgraders should assess value relative to perceived quality-of-life improvements, and investors should rigorously model rental income against acquisition costs including the 20% ABSD.

What TDSR and financing headroom considerations apply to typical purchasers at this price point within the development?

At the indicated price range of approximately S$499,000, most purchasers utilising HDB or bank financing will encounter Total Debt Servicing Ratio (TDSR) thresholds set by lenders at approximately 55% of gross monthly income, meaning prospective owners should target minimum monthly household incomes around S$7,500 to S$8,000 to comfortably service a mortgage with reasonable financing headroom. HDB loan schemes typically provide competitive rates and extended tenure options (up to 25 years), reducing monthly instalments relative to private bank financing and improving accessibility for middle-income households. Buyers should factor in additional costs including mortgage insurance, legal fees, and HDB processing charges when budgeting total acquisition expenditure; these ancillary costs typically add 5% to 7% to the base purchase price. Conservative financial planning suggests maintaining financing headroom of 10% to 15% below maximum TDSR thresholds, allowing capacity to absorb interest rate movements or income reductions without jeopardising loan servicing. First-time buyers should conduct detailed affordability assessments with their intended lender before proceeding to negotiate purchases, ensuring realistic long-term serviceability rather than maximum leverage scenarios.

How does 504 Ang Mo Kio Avenue 8 compare to competing nearby HDB developments in terms of value proposition?

The development competes directly with other established HDB addresses in Ang Mo Kio including nearby avenues and developments sharing similar MRT accessibility and neighbourhood infrastructure. Comparative analysis should examine per-square-foot pricing, unit configurations, floor-level distributions, and market turnover speed to assess relative value positioning; units at 504 Ang Mo Kio Avenue 8 should be benchmarked against comparable two-bedroom offerings within 500 metres to establish true value equivalence. Differentiation factors include specific building age and renovation status, floor-level appeal (higher floors typically command premiums), orientation and unit aspect (corner units and favourable orientations attract premium pricing), and subjective neighbourhood character preferences. Competing developments in immediate proximity typically trade within narrow price bands given the commoditised nature of HDB resale in mature districts; significant pricing divergence suggests either unusual unit characteristics requiring investigation or unrealistic vendor expectations. Serious purchasers should conduct systematic comparison shopping across multiple competitive addresses before committing to final purchase decisions, ensuring optimal value capture within Ang Mo Kio's two-bedroom HDB segment.

Which unit stack or floor level generally offers the best value proposition at this HDB development?

Mid-level stacks (floors 6 to 12) typically represent the optimal value-to-benefit ratio within HDB developments, offering superior natural light and ventilation compared to lower floors whilst avoiding the premium pricing associated with penthouses or top-level units. Lower-level units (floors 1 to 5) often trade at marginal discounts reflecting reduced privacy from street-level activity and occasional moisture concerns in tropical climates; these discounts frequently exceed actual functional detriment, creating value opportunities for cost-conscious buyers. Units facing quieter roads or internal courtyards command relative premiums over units fronting busier thoroughfares; buyers prioritising tranquillity should assess specific street noise characteristics before finalising unit selections. The development's orientation should be investigated—units with north-south orientation typically benefit from consistent lighting without excessive heat gain, whereas east or west-facing units may experience afternoon heat accumulation in tropical Singaporean summers. Prospective purchasers should physically visit multiple candidate units across different floor levels and orientations before deciding, as subjective liveability factors often diverge materially from objective specification sheets.

What future supply pipeline developments in Ang Mo Kio district might affect 504 Ang Mo Kio Avenue 8's long-term value trajectory?

Ang Mo Kio's development maturity means significant new large-scale residential supply is unlikely within the immediate vicinity; however, housing authority planning initiatives occasionally introduce modest residential enhancements or neighbouring developments that merit monitoring. Urban renewal programmes targeting ageing HDB blocks in outlying Ang Mo Kio areas could theoretically redirect demand toward established, well-maintained addresses like 504 Ang Mo Kio Avenue 8, as residents seek quality existing properties whilst new units complete construction. Transport infrastructure developments including potential transit line expansions, estate road improvements, or new bus rapid transit corridors could enhance accessibility for competing properties in currently less-connected neighbourhoods, potentially moderating relative demand for the current development. Economic policy shifts affecting HDB eligibility, financing terms, or taxation frameworks could reshape HDB market dynamics wholesale; investors should remain alert to governmental announcements affecting HDB lending rules or buyer eligibility criteria. Engagement with HDB planning documentation and active monitoring of Singapore's long-term housing policy roadmaps helps prospective purchasers anticipate material environmental shifts rather than reacting passively to unanticipated market disruptions.

[For Sale] Hdb Flat At 504 Ang Mo Kio Avenue 8 — From S$499K