Type

Units

Min Area

Price Range

2 BR

732 sqft

S$2,900/mo

Other

200 sqft

S$1,100/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,100 to S$2,900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 17 min (1.39 km) from NS16 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.

557 Ang Mo Kio Avenue 10: A Mature HDB Community in Central Singapore

557 Ang Mo Kio Avenue 10 represents a substantial HDB flat development situated within one of Singapore's most established residential precincts. Located in Ang Mo Kio, this project offers accessible housing in a district renowned for its stability, mature infrastructure, and strong community ties. The development sits approximately 17 minutes from Ang Mo Kio MRT Station (NS16), positioning residents within convenient reach of Singapore's rapid transit network and the broader Central Region.

The Ang Mo Kio area has evolved into a well-rounded neighbourhood, combining residential comfort with practical amenities. Families and professionals choosing this precinct benefit from proximity to multiple shopping centres, educational institutions spanning primary through tertiary levels, and extensive healthcare facilities. The district's maturity means that infrastructure planning is largely complete, with road networks, parks, and community spaces well-established and regularly maintained.

Unit Composition and Housing Formats

557 Ang Mo Kio Avenue 10 comprises multiple flat types, enabling buyers and tenants of varying household compositions to find suitable options. The development includes multi-bedroom configurations ranging across different sizes, with floor areas spanning hundreds of square feet to accommodate couples, small families, and larger households. This diversity ensures that the project appeals to a broad demographic, from young professionals seeking their first property to upgraders requiring additional space.

Each unit within the development has been designed with practical layouts that maximise usable living space. Common room configurations, kitchen-dining zones, and ensuite facilities reflect contemporary HDB design standards, allowing residents to maintain modern living standards whilst benefiting from the affordability and stability that HDB properties provide.

Proximity to Ang Mo Kio MRT Station and Transport Connectivity

The 17-minute journey to Ang Mo Kio MRT Station (NS16) on the North-South Line positions this development within a highly accessible transport corridor. The North-South Line connects Ang Mo Kio to Marina Bay, the Central Business District, and northern regions, making the location attractive to commuters employed across Singapore. This transport connectivity has historically underpinned demand for HDB properties in the area, as residents can reach major employment nodes, educational facilities, and leisure destinations with reasonable travel times.

Beyond the MRT, the Ang Mo Kio precinct benefits from multiple bus routes that radiate through the neighbourhood and connect to neighbouring areas. Car owners find the location reasonable for vehicular travel, with arterial roads including Ang Mo Kio Avenue and surrounding expressways providing access to other parts of Singapore. This multi-modal transport ecosystem reduces dependency on any single transport mode and appeals to households with diverse commuting patterns.

Rental Market Dynamics and Investment Potential

HDB flats in Ang Mo Kio have traditionally commanded consistent rental demand, driven by the area's proximity to employment centres, educational institutions, and transport infrastructure. Investors purchasing units at 557 Ang Mo Kio Avenue 10 can expect meaningful interest from tenants seeking affordable, well-located rental accommodation. The rental market in the district remains robust, reflecting both the maturity of the neighbourhood and the relatively limited supply of comparable housing stock in proximity to the MRT.

Rental yields on HDB properties in this precinct typically reflect the balance between entry pricing and consistent tenant demand. The development's location, approximately 17 minutes from Ang Mo Kio MRT, positions it within the optimal rental-demand zone for HDB properties, where proximity to transport is sufficiently strong to attract working professionals and families, without the premium pricing associated with properties immediately adjacent to MRT stations.

Investment Considerations for Singapore Citizens

Singapore Citizens considering 557 Ang Mo Kio Avenue 10 as a second residential property should factor in the Additional Buyer's Stamp Duty (ABSD) at 20%, which applies to second property acquisitions by Singapore Citizens. This duty materially affects the total acquisition cost and should be incorporated into financial planning and yield calculations. First-time HDB buyers remain exempt from ABSD, making this development particularly attractive to buyers entering the property market.

The HDB resale market has demonstrated relative stability, with mature estates like Ang Mo Kio offering predictable price trajectories over medium to long-term holding periods. Property values have historically appreciated in line with inflation and improved infrastructure, though investors should recognise that HDB pricing is influenced by lease decay as properties approach the end of their 99-year lease terms. At present, properties in this development retain full lease value, but buyers should understand how lease expiry will impact future resale demand and pricing beyond the current decade.

Neighbourhood Amenities and Quality of Life

Ang Mo Kio features an exceptional range of neighbourhood amenities reflecting decades of urban development. Multiple shopping centres, including Ang Mo Kio Hub and Bishan Shopping Centre, provide retail, dining, and entertainment options within short distances. Primary and secondary schools are well-represented throughout the precinct, supported by educational facilities extending to tertiary institutions. Healthcare infrastructure is comprehensive, with polyclinics and specialist services readily accessible.

Parks and recreational spaces throughout Ang Mo Kio encourage outdoor activity and community engagement. The neighbourhood maintains active community centres, sports facilities, and gathering spaces, fostering the kind of residential environment that appeals to families and long-term residents. This established social infrastructure distinguishes mature HDB precincts from newer developments and contributes to sustained demand.

Market Position and Competitive Landscape

557 Ang Mo Kio Avenue 10 competes within the broader Ang Mo Kio HDB market, where multiple developments of varying ages and configurations coexist. Compared to newer HDB projects in growth areas, this development benefits from proven maturity, established infrastructure, and a stable community. Relative to older neighbouring estates, the development represents reasonably modern housing stock with updated amenities and layouts.

HDB properties in Ang Mo Kio tend to price competitively relative to other mature Central Region precincts, offering value to buyers who prioritise transport access and neighbourhood stability over proximity to immediate MRT interchange. This positioning makes the development attractive to upgraders moving from smaller flats or first-time buyers seeking entry into Singapore's property market at realistic price points.

Lease Tenure and Long-Term Ownership Considerations

All HDB properties are granted on a 99-year leasehold basis from the date of initial allocation. 557 Ang Mo Kio Avenue 10, as a mature HDB estate, still retains substantial lease terms, preserving full value and financing eligibility for current buyers. Purchasers should recognise that lease decay becomes a material consideration only in the final decades of the 99-year term, providing current investors and owner-occupiers with extensive periods of unaffected ownership.

The 99-year lease structure is standard across all HDB housing and reflects Singapore's property framework. Buyers and investors planning holdings of 20 to 30 years need not prioritise lease concerns, as properties will retain considerable lease duration well beyond typical ownership horizons. However, long-term investors should factor lease-related pricing pressures into projections extending beyond 50 years.

Suitability Across Buyer Profiles

First-time HDB buyers find 557 Ang Mo Kio Avenue 10 particularly suitable, given the absence of ABSD liability and the development's stable, mature character. The neighbourhood provides an excellent foundation for families embarking on homeownership, with established schools, healthcare, and community infrastructure reducing the uncertainty often associated with new-launch properties in developing precincts.

Upgraders transitioning from smaller HDB flats to larger configurations benefit from the development's range of floor plans and the neighbourhood's proven desirability. Investors seeking rental-yielding properties appreciate the consistent tenant demand and entry pricing relative to newer developments. High-net-worth individuals seeking secondary residences or pure investment vehicles will weigh the lower absolute pricing of HDB properties against the 20% ABSD liability and the narrower capital appreciation relative to private residential properties.

Financing and TDSR Implications

The entry pricing for units at 557 Ang Mo Kio Avenue 10 typically positions the development within reach of buyers requiring HDB loans or private financing. Total Debt Service Ratio (TDSR) considerations are favourable for this development, as the entry price points leave substantial headroom within the HDB and banking sector's lending thresholds for most qualifying buyers. First-time buyers with stable employment and reasonable down payments can typically secure financing covering 80% to 90% of purchase prices without straining their debt service capacity.

Investors and upgraders should anticipate that their TDSR capacity may be constrained if they carry existing property loans or other major liabilities. The 20% ABSD for second-property buyers effectively increases the total capital required, necessitating either larger down payments or acceptance of loan amounts closer to maximum thresholds. Professional financial planning is advisable for investors optimising cash flow across multiple properties.

Future Supply and District Planning

Ang Mo Kio's development profile suggests that large-scale new HDB supply will remain limited in the immediate neighbourhood, as the precinct is substantially built-out and zoned primarily for residential use. This limited future supply provides a supportive environment for existing properties like 557 Ang Mo Kio Avenue 10, as new housing competition from adjacent HDB launches is unlikely to materialise in the near to medium term. Any supply additions would more likely emerge from Government Land Sales or residential intensification in surrounding districts rather than Ang Mo Kio itself.

Infrastructure planning in the region continues to evolve, with ongoing improvements to transport, healthcare, and recreational facilities. The North-South Line's stability and the neighbourhood's mature status suggest that major transport disruptions are unlikely, and further enhancements will likely reinforce the area's appeal. Long-term property owners and investors can reasonably expect continued demand underpinned by these established and expanding amenities.

Frequently Asked Questions

What rental yields can investors typically expect from units at 557 Ang Mo Kio Avenue 10?

HDB properties in the Ang Mo Kio precinct have historically achieved gross rental yields in the region of 3% to 4% annually, depending on unit configuration, floor level, and precise location within the development. The 17-minute proximity to Ang Mo Kio MRT Station (NS16) supports consistent tenant demand from working professionals and families seeking affordable, transport-accessible accommodation. Investors should factor the 20% Additional Buyer's Stamp Duty applicable to second-property purchases by Singapore Citizens, which materially affects net rental returns in the early holding years until capital appreciation and accumulated rental income offset the acquisition costs.

How do price per square foot transaction rates at 557 Ang Mo Kio Avenue 10 compare to recent sales in the Ang Mo Kio HDB market?

Recent HDB transactions in the broader Ang Mo Kio precinct have typically traded at price points reflecting the mature estate's established infrastructure and stable demand profile. 557 Ang Mo Kio Avenue 10 positions itself competitively within this market, offering pricing aligned with comparable multi-bedroom configurations in neighbouring developments of similar vintage. Buyers should conduct targeted comparisons against recent resales at other Ang Mo Kio properties rather than relying on district-wide averages, as pricing variations reflect specific unit configurations, floor levels, and renovations that significantly influence per-square-foot valuations.

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

Singapore Citizens acquiring a second residential property, including HDB flats at 557 Ang Mo Kio Avenue 10, incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. This duty materially increases the total capital required for acquisition and should be incorporated into financial planning and yield calculations from the outset. For example, a property purchased at S$500,000 would attract ABSD of S$100,000, increasing total acquisition costs significantly alongside standard Buyer's Stamp Duty, legal fees, and agent commissions. First-time HDB buyers remain exempt from ABSD, making this development particularly cost-effective for those entering the property market for the first time.

How does lease decay risk affect long-term resale value and financing eligibility for properties at this development?

All HDB properties, including those at 557 Ang Mo Kio Avenue 10, are granted on a 99-year leasehold basis. Current units within this mature development retain full lease tenure, meaning lease decay is not a material consideration for buyers planning ownership horizons of 20 to 40 years. However, as the lease progressively declines beyond 50 years from initial grant, resale values and financing eligibility may gradually tighten, particularly when approaching the final decades of the lease term. Current buyers and near-to-medium-term investors are unaffected by these considerations; however, property valuers and lenders will increasingly factor lease length into appraisals and loan eligibility as the lease approaches lower thresholds, potentially constraining future resale demand among conservative buyers.

How does the 17-minute proximity to Ang Mo Kio MRT Station influence demand and capital appreciation at this development?

The 17-minute journey to Ang Mo Kio MRT Station (NS16) on the North-South Line positions 557 Ang Mo Kio Avenue 10 within an optimal accessibility band for HDB demand, balancing strong transport connectivity against the lower price premiums associated with immediate MRT-adjacent properties. This positioning has historically attracted commuters employed across the Central Business District, Marina Bay, and northern precincts, sustaining consistent demand and rental activity. Capital appreciation in the Ang Mo Kio precinct has historically tracked inflation and infrastructure improvements, with the stable MRT connection underpinning long-term demand stability; however, buyers should recognise that properties further from the MRT typically experience slower absolute price growth compared to units immediately adjacent to transport nodes, though their more affordable entry pricing can support competitive yields.

Which buyer profiles—HNW individuals, upgraders, first-timers, investors—find 557 Ang Mo Kio Avenue 10 most suitable?

First-time HDB buyers derive maximum suitability and cost advantage from 557 Ang Mo Kio Avenue 10, as they remain exempt from ABSD and benefit from the development's proven stability, mature amenities, and strong community infrastructure. Upgraders transitioning from smaller flats to larger configurations appreciate the neighbourhood's established schools, healthcare facilities, and transport access, providing a comfortable foundation for family expansion without the uncertainty of emerging precincts. Investors seeking rental-yielding properties find merit in the consistent tenant demand and competitive entry pricing relative to newer developments, although net yields must account for the 20% ABSD acquisition cost on second purchases. High-net-worth individuals typically view HDB properties as secondary investments rather than primary vehicles, and the absolute price caps and narrower capital appreciation relative to private residential properties may limit appeal to this cohort.

What Total Debt Service Ratio (TDSR) and financing headroom should buyers anticipate at typical price points for this development?

Units at 557 Ang Mo Kio Avenue 10 typically price within ranges that position buyers favourably within HDB and banking sector TDSR lending thresholds, commonly allowing first-time buyers to secure financing covering 80% to 90% of the purchase price without straining their debt service capacity. A buyer with stable employment and reasonable down payment capacity should anticipate no significant TDSR constraints; however, investors carrying existing property loans or other material liabilities may find their TDSR headroom constrained, requiring either larger down payments or acceptance of loan-to-value ratios closer to maximum thresholds. The 20% ABSD liability for second-property buyers effectively increases capital requirements, and professional financial planning is advisable to optimise cash flow across multiple properties and ensure that rental income adequately covers debt servicing obligations after tax and expense provisions.

How do comparable HDB developments in Ang Mo Kio and neighbouring precincts compare to 557 Ang Mo Kio Avenue 10 in terms of pricing and desirability?

557 Ang Mo Kio Avenue 10 competes within a mature HDB market where multiple developments of varying ages coexist, including Ang Mo Kio Gardens, Kebun Baru, and neighbouring properties in the immediate precinct. Compared to these alternatives, the development's positioning reflects its maturity and established infrastructure; newer HDB launches in growth areas may offer contemporary design but lack the proven community fabric and infrastructure maturity of Ang Mo Kio. Relative to older neighbouring estates, 557 Ang Mo Kio Avenue 10 represents reasonably modern stock with updated layouts, which can support modest premiums over significantly dated properties. Investors should conduct targeted comparisons against recent resale transactions at comparable configurations in neighbouring developments to validate pricing and identify potential value opportunities; however, the overall Ang Mo Kio precinct offers competitive value relative to other mature Central Region HDB areas.

Which unit stacks, floor levels, or configurations at this development offer the best value for owner-occupiers and investors?

Mid-floor units (typically levels 5 to 15) at 557 Ang Mo Kio Avenue 10 often represent optimal value for both owner-occupiers and investors, balancing competitive pricing against the practical amenity benefits of elevated floors, which reduce street-level noise and enhance natural ventilation. Lower and middle floors may price at modest discounts relative to higher levels, yet occupy accessibility advantages for families with elderly members or young children navigating stairs and lifts. Corner units typically command premiums due to additional natural light and improved cross-ventilation, justifying slightly higher pricing; however, end-of-block configurations are not universally preferred and may offer value to buyers indifferent to directional orientation. Investors prioritising rental appeal should favour mid-floor units with efficient, straightforward layouts, as these attract the broadest tenant demographics and require minimal marketing effort; owner-occupiers with specific preferences for natural light, views, or accessibility may justify targeted searches for units matching their priorities, even if these carry modest premiums.

What future supply pipeline and district planning considerations should long-term investors factor into decisions regarding 557 Ang Mo Kio Avenue 10?

Ang Mo Kio's development profile suggests that substantial new HDB supply within the immediate neighbourhood is unlikely in the near to medium term, as the precinct is substantially built-out and zoned primarily for residential use. This limited future supply provides a supportive environment for existing properties at 557 Ang Mo Kio Avenue 10, as new housing competition from adjacent HDB launches is minimal, preserving rental demand and limiting downward pricing pressure from supply expansion. Infrastructure planning in the region continues to evolve through incremental improvements to transport, healthcare, and recreational facilities rather than transformative expansion; the North-South Line's maturity and the neighbourhood's stable zoning suggest that major transport disruptions are unlikely, and further enhancements will reinforce the area's appeal to long-term residents and investors. Long-term property owners can reasonably expect sustained demand underpinned by these established and expanding amenities, though they should monitor any Government Land Sales or residential intensification initiatives in surrounding districts that might gradually shift housing demand patterns across the broader Central Region.

[For Rent] Hdb Flat At 557 Ang Mo Kio Avenue 10 — From S$1,100