Type

Units

Min Area

Price Range

2 BR

883 sqft

S$450K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$450K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$90,000 on this acquisition.
Located 9 min (750 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.

505 Ang Mo Kio Avenue 8: A Mature HDB Development with Strong MRT Access

505 Ang Mo Kio Avenue 8 represents a well-established residential development in one of Singapore's most sought-after HDB estates. Located in the Ang Mo Kio district, this address offers residents and investors a gateway to a mature, fully-developed neighbourhood with a proven track record of stable property values and consistent demand. The development sits within a thriving community that has matured over decades, creating an environment where families and working professionals alike find both lifestyle convenience and investment security.

The proximity to CR11 Ang Mo Kio MRT Station is a defining feature of this location. Situated approximately nine minutes' walk away, the station provides direct access to the Circle Line, enabling commuters to reach the central business district, major employment hubs, and educational institutions across Singapore with ease. This connectivity has traditionally supported strong resale demand and rental interest in the precinct, as tenants and buyers consistently value the time savings that rail access affords. The mature transport infrastructure surrounding Ang Mo Kio Avenue 8 underpins its appeal to both owner-occupiers planning a long-term residence and investors seeking stable tenant demand.

Diverse Unit Mix and Flexible Living Arrangements

Properties within this development span multiple configurations, accommodating various household needs and investment strategies. Buyers exploring the current market will find units ranging across different bedroom and bathroom combinations, each with distinct floor plans suited to upgraders, growing families, and investors seeking rental yields. The range of available footprints—from more intimate layouts to generously proportioned residences—ensures that prospective purchasers can select a configuration aligned with their specific requirements and budget parameters.

The floor areas on offer cater to different lifestyle preferences. Some units provide practical, efficient living spaces ideal for first-time buyers or investors prioritising rental yield, whilst others deliver more expansive configurations that appeal to families seeking room to grow or high-net-worth individuals upgrading within the HDB market. This heterogeneity within the development creates natural segmentation and helps sustain broad appeal across buyer demographics.

Pricing and Market Position

Current pricing for units at 505 Ang Mo Kio Avenue 8 reflects the development's mature status and strong locational attributes. The market has demonstrated resilience in this precinct, with transactions consistently tracking the broader HDB resale trends whilst maintaining a premium relative to more peripheral estates. Prospective buyers should anticipate pricing starting from approximately S$450,000 for entry-level units, with variations reflecting bedroom count, floor level, facing, and renovation condition. This positioning remains competitive within the Ang Mo Kio district, where comparable developments and nearby resale listings trade at broadly similar per-square-foot valuations.

The development's price-to-area metrics align with district benchmarks established by recent transactions across the eastern zones. Investors and owner-occupiers evaluating 505 Ang Mo Kio Avenue 8 should contextualise pricing against recent sales in the neighbourhood, cross-referencing per-square-foot values to ensure informed decision-making. The maturity of the HDB resale market in this area means pricing data is abundant and transparent, allowing informed comparisons with competing stock.

Investment Credentials and Rental Yield Potential

For investors considering 505 Ang Mo Kio Avenue 8 as an income-generating asset, the neighbourhood's established rental demand presents meaningful yield opportunities. The proximity to Ang Mo Kio MRT Station attracts a steady pool of tenants—young professionals, families relocating within Singapore, and overseas workers seeking stable, well-connected accommodation. Rental yields in the Ang Mo Kio district have historically ranged between 2.5% and 3.5% gross annually, depending on unit configuration, floor level, and state of refurbishment. Investors targeting 505 Ang Mo Kio Avenue 8 should model conservative yield expectations whilst recognising the development's consistent ability to attract and retain tenants.

The rental appeal extends beyond young professionals. Families seeking affordable, well-located HDB accommodation within commuting distance of the city frequently rent in established Ang Mo Kio precincts, creating a diversified tenant base that reduces vacancy risk. The mature estate amenities—childcare centres, schools, supermarkets, and medical facilities—appeal to longer-term residential tenants, supporting sustained demand and more predictable income patterns compared to transient, younger demographics.

Neighbourhood Amenities and Lifestyle Convenience

The Ang Mo Kio estate benefits from decades of urban planning and infrastructure investment. Residents at 505 Ang Mo Kio Avenue 8 enjoy proximity to a comprehensive range of facilities including primary and secondary schools, polyclinics, shopping centres, food courts, and recreational parks. The precinct's maturity means that essential services are well-established and accessible, contributing to the appeal for families and professionals who value convenience and lifestyle quality. The estate's design reflects Singapore's successful model of integrated town planning, where residential areas are deliberately interwoven with retail, educational, and leisure destinations.

For those prioritising outdoor recreation, the surrounding neighbourhood offers multiple parks and community green spaces. The proximity to Ang Mo Kio town centre provides concentrated retail and dining options, whilst quieter residential pockets within walking distance create a balanced living environment. This blend of urban convenience and residential tranquility has made Ang Mo Kio consistently attractive across multiple property cycles.

Capital Appreciation and Long-Term Value

The historical performance of HDB properties in Ang Mo Kio demonstrates consistent appreciation trends, particularly within developments offering strong transport connectivity. 505 Ang Mo Kio Avenue 8, benefiting from proximity to the Circle Line station and location within a stable, mature estate, has demonstrated resilience across market cycles. Buyers and investors should recognise that HDB property appreciation derives from multiple sources: land scarcity, proximity to transport infrastructure, neighbourhood stability, and the broader undersupply of affordable housing in Singapore's urban core.

The development's established position within a fully-serviced estate, combined with the strategic importance of the Ang Mo Kio MRT connection, supports long-term capital preservation and appreciation potential. Unlike greenfield developments where value creation depends on future infrastructure rollout, 505 Ang Mo Kio Avenue 8 operates within a proven, value-accretive neighbourhood where the infrastructure and demographic foundations are already in place.

Regulatory Considerations for Different Buyer Profiles

First-time HDB buyers purchasing at 505 Ang Mo Kio Avenue 8 benefit from standard HDB financing schemes and do not face Additional Buyer's Stamp Duty (ABSD) complications. For second-property buyers—whether upgraders or investors—ABSD at the current rate of 20% applies to the purchase price, materially impacting acquisition costs and investment returns. Prospective second-property purchasers must factor this 20% ABSD liability into their financial planning, as it effectively increases the true acquisition cost and compressed yield assumptions for rental investors.

Owner-occupiers upgrading from their first HDB property to a larger unit at 505 Ang Mo Kio Avenue 8 should engage a financial adviser to model the full cost of acquisition including ABSD, legal fees, and potential stamp duty implications. Investors considering rental strategies must stress-test yield calculations against the elevated acquisition costs imposed by ABSD, ensuring that gross rental yields justify the investment thesis even after accounting for the substantial upfront duty burden.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 505 Ang Mo Kio Avenue 8?

Rental yields for HDB properties in the Ang Mo Kio district typically range between 2.5% and 3.5% gross annually, depending on unit configuration, floor level, and the state of refurbishment. A property at 505 Ang Mo Kio Avenue 8 priced around S$450,000 could generate approximate gross monthly rental income of S$950 to S$1,300, translating to the yields noted above. Investors should model conservative assumptions at the lower end of this range and account for the 20% ABSD payable on second-property purchases, which materially impacts the true acquisition cost and net yield realisation. The neighbourhood's established rental demand, proximity to the MRT station, and mature estate amenities support consistent tenant demand, though yields remain modest compared to higher-risk or emerging precincts.

How does pricing per square foot at 505 Ang Mo Kio Avenue 8 compare to recent comparable transactions in Ang Mo Kio?

Recent HDB resale transactions in the Ang Mo Kio district cluster around S$500 to S$550 per square foot, depending on unit age, facing, floor level, and renovation condition. A property at 505 Ang Mo Kio Avenue 8 positioned at approximately S$450,000 for an 883 square foot unit translates to roughly S$510 per square foot, aligning with district benchmarks and reflecting the development's mature status and strong MRT connectivity. Prospective buyers should cross-reference this per-square-foot valuation against recently completed transactions in the immediate precinct, as micromarket variations—such as proximity to specific amenities or road-facing units—can create meaningful price disparities. The development's well-established position within the Ang Mo Kio estate means abundant comparable data exists, allowing buyers to validate pricing confidence.

What is the ABSD impact for Singapore Citizens purchasing a second residential property at 505 Ang Mo Kio Avenue 8?

Singapore Citizens purchasing a second residential property, including HDB units at 505 Ang Mo Kio Avenue 8, face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property priced at S$450,000, the ABSD liability would amount to S$90,000, substantially increasing the true acquisition cost and materially compressing investment returns. This 20% ABSD is payable in addition to standard conveyancing fees, legal costs, and other transactional charges. Upgraders and investors must incorporate this significant upfront duty into their financial modelling and ensure that long-term capital appreciation or rental yield assumptions justify the elevated entry cost. First-time HDB buyers do not incur ABSD and therefore face materially lower acquisition costs.

How does proximity to CR11 Ang Mo Kio MRT Station influence capital appreciation and resale demand for properties at 505 Ang Mo Kio Avenue 8?

Proximity to the Circle Line MRT station is a primary driver of sustained demand and capital appreciation in the Ang Mo Kio district. The nine-minute walk to CR11 Ang Mo Kio MRT Station positions 505 Ang Mo Kio Avenue 8 within the premium accessibility band of the estate, supporting both owner-occupier demand and investor interest. Historical evidence demonstrates that HDB properties within 10 minutes' walk of an MRT station command a valuation premium relative to developments further from rail infrastructure, and this premium has persisted across multiple market cycles. The station's role as a major transport interchange, serving commuters bound for the central business district and wider Singapore, creates consistent demand from employment-focused demographics. Properties at 505 Ang Mo Kio Avenue 8 benefit from this locational premium, which has historically supported resilient resale values and attracted a broad buyer base including upgraders, investors, and expatriate families.

Is 505 Ang Mo Kio Avenue 8 suitable for first-time HDB buyers, or does it primarily appeal to upgraders and investors?

505 Ang Mo Kio Avenue 8 holds strong appeal for first-time HDB buyers, particularly those seeking a well-established, fully-serviced neighbourhood with proven transport connectivity and neighbourhood stability. First-time buyers benefit from competitive HDB financing, absence of ABSD liability, and the development's track record of stable, appreciating values in a mature precinct. The range of unit configurations available caters to diverse household compositions, from young couples to small families. The location's proximity to Ang Mo Kio MRT Station and mature estate amenities aligns well with the lifestyle preferences of first-time buyers establishing roots in Singapore. Additionally, the absence of lease decay risk (HDB properties operate under different rules than private condominiums) and the availability of HDB upgrading schemes create a stable pathway for future property transitions. Whilst upgraders and investors also find value here, the development's fundamentals—affordable pricing, transport access, and neighbourhood maturity—make it genuinely welcoming to first-time market entrants.

What are the TDSR and financing headroom implications for buyers of properties at 505 Ang Mo Kio Avenue 8 at typical price points?

For a property at 505 Ang Mo Kio Avenue 8 priced around S$450,000, HDB financing typically covers up to 80% of the valuation, requiring a down payment of S$90,000 (20%) plus stamp duty and legal costs. This results in a typical mortgage of approximately S$360,000 over 25 years, translating to monthly instalments of roughly S$1,600 to S$1,700 depending on prevailing interest rates. The Total Debt Servicing Ratio (TDSR) framework caps loan repayment obligations at 60% of gross monthly income, implying a minimum household income of approximately S$2,700 to S$2,800 to comfortably service the mortgage whilst remaining within TDSR constraints. First-time buyers utilising HDB concessional loan rates enjoy materially better financing terms than private property purchasers, improving affordability. Upgraders and investors should stress-test TDSR headroom, particularly if combining this property with existing mortgages or other debt obligations. The relatively modest price point of 505 Ang Mo Kio Avenue 8 renders it accessible to middle-income households, improving the buyer pool and supporting sustained demand.

How does 505 Ang Mo Kio Avenue 8 compare to nearby competing HDB developments in terms of value and convenience?

The Ang Mo Kio estate encompasses multiple HDB developments spanning several decades of construction. Competing developments nearby—such as properties along Ang Mo Kio Avenue 1, 3, 5, and 6—offer similar price points and MRT proximity, though specific per-square-foot valuations vary based on age, facing, and renovation. 505 Ang Mo Kio Avenue 8 positions itself competitively within this micromarket, with pricing aligned to district benchmarks and location advantages closely paralleling neighbouring blocks. Developments closer to the town centre may command modest premiums, whilst those positioned further from retail and transport hubs trade at discounts. The key differentiation lies in unit-level factors: floor level, facing direction, and renovation condition create meaningful price dispersion across competing blocks. Prospective buyers should view 505 Ang Mo Kio Avenue 8 within the context of a broader Ang Mo Kio estate evaluation, recognising that competition is vigorous within the precinct and that per-square-foot comparables must account for micro-location variations and unit-specific attributes.

Which floor levels and unit stacks at 505 Ang Mo Kio Avenue 8 offer the best value relative to pricing and desirability?

Mid-range floor levels—typically between the 10th and 25th storeys—at 505 Ang Mo Kio Avenue 8 often represent optimal value, commanding lower premiums than high-floor units whilst avoiding ground-level disadvantages such as reduced privacy and proximity to noise sources. Lower-mid floors (10th to 20th storeys) frequently exhibit the strongest value propositions, as they avoid the elevated premiums associated with true high-floor units whilst offering superior light and ventilation compared to lower storeys. Facing direction significantly influences desirability: units with northern or eastern exposures typically appeal to renters and owner-occupiers seeking natural light and cooler temperatures, often justifying modest premiums. South-facing units, whilst less desirable in Singapore's equatorial climate, frequently trade at discounts and can represent excellent value for yield-focused investors unconcerned with occupier preferences. Ground-floor and lower-storey units are often discounted but may suffer from foot traffic noise, reduced privacy, and perception of lower security. Investors prioritising rental yield should target mid-range floors with practical configurations, whilst owner-occupiers can afford to prioritise personal preferences around facing and light. The development's age and established position mean that extensive transaction history exists, enabling granular analysis of floor-level and stack premiums.

What is the future supply pipeline for HDB developments in the Ang Mo Kio district, and how might this affect resale values at 505 Ang Mo Kio Avenue 8?

Ang Mo Kio estate is a mature, largely built-out precinct with limited opportunities for large-scale greenfield HDB development. The Housing and Development Board's future supply pipeline focuses primarily on peripheral estates and northern regions, with incremental infill projects in established estates rather than wholesale redevelopment. This structural supply constraint in Ang Mo Kio supports long-term appreciation prospects for existing properties like those at 505 Ang Mo Kio Avenue 8, as new competitive supply is unlikely to materialise at scale. However, Government Land Sales (GLS) programmes and potential tender sites within the estate could introduce modest new supply, though the low probability and extended timeline mean immediate resale values are unlikely to face material pressure. The maturity of Ang Mo Kio, combined with constrained supply, has historically underpinned resilient property values and consistent demand from both owner-occupiers and investors. Buyers of properties at 505 Ang Mo Kio Avenue 8 should recognise this supply-demand imbalance as structurally favourable to long-term capital preservation and appreciation.

What makes 505 Ang Mo Kio Avenue 8 suitable for high-net-worth individuals considering HDB property as part of a portfolio strategy?

High-net-worth individuals seeking HDB property exposure often view mature, well-positioned developments like 505 Ang Mo Kio Avenue 8 as portfolio diversification vehicles offering stable cashflow and resilient valuations without the complexity or capital intensity of large private developments. The moderate price point (approximately S$450,000) allows HNW investors to establish HDB positions without meaningful portfolio concentration, whilst the proximity to MRT infrastructure and mature estate amenities support consistent tenant demand and rental income. HNW purchasers often prioritise capital preservation and predictable cashflow over aggressive appreciation, making the modest but stable yields in Ang Mo Kio attractive relative to higher-volatility investments. The development's transparency—extensive market data, standardised HDB mortgages, and regulatory simplicity—appeals to institutional and portfolio-minded investors seeking clarity and reduced operational complexity. Additionally, HDB properties serve as valuable portfolio ballast during private property market downturns, offering uncorrelated returns and rental income stability. For HNW individuals assembling diversified Singapore real estate holdings, a modest position at 505 Ang Mo Kio Avenue 8 addresses allocation to the mass-market HDB segment, which comprises the bulk of Singapore's residential stock and represents a foundational asset class.

[For Sale] Hdb Flat At 505 Ang Mo Kio Avenue 8 — From S$450K