Type

Units

Min Area

Price Range

4 BR

1206 sqft

S$790K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$790K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$158K on this acquisition.
Located 9 min (710 m) from TE5 Lentor 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.

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627 Ang Mo Kio Avenue 9: Prime HDB Living in Central Singapore

Located on Ang Mo Kio Avenue 9, this established HDB development represents one of Singapore's most sought-after public housing options. Sitting within Ang Mo Kio, one of Singapore's oldest and most mature residential estates, the development benefits from decades of proven neighbourhood stability and comprehensive community infrastructure.

The units at this address showcase generous proportions typical of larger HDB configurations. Four-bedroom layouts spanning approximately 1,206 square feet provide ample space for growing families and those seeking comfortable multi-generational living arrangements. The two-bathroom configuration ensures convenience for household members navigating busy morning routines or hosting extended family gatherings.

Exceptional Transport Access and Connectivity

One of the standout advantages of this development is its proximity to Lentor MRT Station (TE5 line), situated roughly 710 metres or approximately 9 minutes' walk away. This accessibility to the Thomson-East Coast Line represents a significant enhancement to the area's transport infrastructure, connecting residents directly to central business districts, tertiary institutions, and major commercial hubs across Singapore. The nearby station has markedly improved accessibility compared to previous years, elevating the estate's appeal to commuters and enhancing long-term property appreciation potential.

Beyond MRT access, the estate benefits from comprehensive bus connectivity, with multiple service routes linking to schools, shopping districts, and employment centres. The strategic location provides residents with flexibility in choosing their preferred transport mode whilst maintaining excellent overall journey times to most parts of Singapore.

Mature Estate with Established Amenities

Ang Mo Kio has evolved into one of Singapore's most complete residential precincts over several decades. Residents enjoy access to multiple shopping centres, including established retail destinations with supermarkets, dining outlets, and professional services. The estate hosts numerous primary and secondary schools, reducing commute times for families with school-age children and contributing to the area's family-oriented character.

Recreational facilities throughout the estate include community centres, sports complexes, and landscaped parks, fostering an active and socially engaged neighbourhood environment. Medical facilities, clinics, and healthcare services are well-distributed across the estate, ensuring residents maintain convenient access to essential services without travelling far from home.

Investment Potential and Rental Yields

Units within this development have demonstrated consistent appeal to investors seeking stable rental returns. The four-bedroom configuration attracts diverse tenant profiles, from young professional households sharing accommodation to multigenerational families seeking affordable housing in a prime location. The established estate status combined with excellent transport connectivity supports sustained rental demand, making these properties attractive for those building property investment portfolios.

Rental yields in this precinct have historically remained competitive compared to other HDB estates across Singapore. The reliable tenant base and relatively low vacancy rates reflect strong underlying demand for quality public housing in accessible locations. Investors should conduct thorough due diligence on specific lease tenure and any restrictions associated with their chosen unit, as these factors influence long-term investment performance.

Pricing and Market Position

Current offerings within the development commence from S$790,000, reflecting pricing that has responded to the area's strong fundamentals and improved transport infrastructure. The price per square foot positioning remains competitive for four-bedroom HDB properties in central locations, particularly when accounting for the MRT proximity and established neighbourhood character.

For potential buyers navigating property acquisition decisions, it is important to understand that Additional Buyer's Stamp Duty (ABSD) will apply at 20% for Singapore Citizens purchasing this as a second residential property. This represents a substantial cost component beyond the purchase price and should be carefully calculated into financing arrangements and investment projections.

Suitability for Different Buyer Profiles

First-time homebuyers seeking spacious family accommodation benefit significantly from the four-bedroom layout and mature estate setting, which typically reduces settlement costs and eases the transition into property ownership. The reliable resale market and established infrastructure provide confidence for those making their initial property purchase.

Upgraders moving from smaller units or private apartments find the spatial generosity and family-oriented environment appealing, particularly when children and extended family members feature in household plans. The transport connectivity ensures such moves do not compromise accessibility to workplaces or other regular destinations.

Property investors appreciate the four-bedroom format's flexibility in generating rental income through either family-unit lettings or room-by-room arrangements, both of which attract consistent tenant interest. The strategic location near employment zones and educational institutions supports reliable occupancy rates.

Lease Tenure and Resale Considerations

As with all HDB properties, buyers should verify the lease tenure of their chosen unit, as this significantly impacts long-term resale value and financing eligibility. HDB properties typically operate under 99-year leases, with lease decay becoming a consideration as properties approach their later decades. Current market data indicates that well-maintained units with substantial remaining lease tenure command strong resale premiums, reflecting buyer confidence in value retention.

The central Ang Mo Kio location has historically demonstrated resilience in property value retention compared to more peripheral estates. The estate's maturity, combined with ongoing transport and infrastructure investments, suggests favourable long-term resale dynamics for current purchasers.

District Supply Pipeline and Market Dynamics

Ang Mo Kio represents a substantially developed estate with limited new HDB supply pipeline, distinguishing it from peripheral estates where significant volumes of new public housing continue entering the market. This supply constraint supports ongoing demand for resale properties, as new homebuyers frequently transition through the resale market seeking established units in preferred locations. The absence of major competing new supply makes properties in this estate particularly attractive from a long-term value retention perspective.

Frequently Asked Questions

What rental yield can investors realistically expect from 4-bedroom units at 627 Ang Mo Kio Avenue 9?

Four-bedroom HDB properties in central Ang Mo Kio typically achieve gross rental yields between 2.5% and 3.5% annually, depending on exact lease tenure and flat condition. At current price points around S$790,000, this translates to annual rental income potential of S$19,750 to S$27,650 for family lettings, with higher returns possible through room-by-room arrangements targeting young professionals. However, rental yields must be calculated net of property tax, maintenance contributions, and potential vacancy periods, which typically reduce net returns by approximately 0.5% to 1% annually. The strong tenant demand in this mature estate and proximity to employment zones support consistency in achieving these yield ranges across market cycles.

How does the price per square foot at this development compare to recent HDB transactions in Ang Mo Kio?

Current pricing at approximately S$655 per square foot (based on S$790,000 for 1,206 sqft units) positions this development competitively within Ang Mo Kio's resale market. Recent comparable transactions for four-bedroom units in the estate have ranged between S$640 and S$680 per square foot, depending on floor level, unit orientation, and lease tenure. The MRT proximity and established neighbourhood amenities justify positioning near the upper end of this range, as transport connectivity has historically commanded a 5-10% premium in this estate compared to units further from stations. Properties with superior layouts or higher floor positions may achieve S$670-680 per square foot, whilst ground-floor units or those with less optimised orientations typically transact at S$640-660 per square foot.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a second property here?

Singapore Citizens buying 627 Ang Mo Kio Avenue 9 as a second residential property will incur ABSD at the current rate of 20% on the purchase price. For a unit priced at S$790,000, this translates to an ABSD liability of S$158,000, substantially increasing total acquisition costs beyond the base purchase price. This duty must be paid within 14 days of the sale and represents a direct cost that reduces available equity or increases financing requirements for such purchases. Buyers should factor this significant expense into their investment analysis and financing capacity calculations, as it substantially impacts overall return on investment and cash flow projections for property investment strategies.

What lease decay risk should buyers consider, and how does remaining tenure affect resale value?

HDB properties at 627 Ang Mo Kio Avenue 9 operate under 99-year leases, and the specific remaining tenure varies by unit depending on its original construction and sale date. Market data clearly demonstrates that resale value declines materially once properties drop below approximately 70 years remaining lease, with the decline accelerating sharply below 60 years as financing eligibility becomes constrained and buyer demand narrows. Current units with 75-85 years remaining tenure command approximately 10-15% premiums over comparable units with only 60-70 years remaining, reflecting the market's significant valuation of lease stability. Buyers should request detailed lease information before purchase and consider this factor carefully, particularly for investment properties where eventual resale represents a critical component of return realisation.

How significantly has Lentor MRT Station (TE5) influenced property demand and capital appreciation in this area?

The Thomson-East Coast Line and its Lentor MRT Station (TE5) has materially enhanced property values across surrounding HDB estates since commencement of operations, with research suggesting approximately 5-8% capital appreciation attributable to MRT proximity in the two years following station opening. Properties within 500 metres of Lentor MRT have experienced particularly strong demand from commuters seeking short travel times to central business districts, tertiary institutions, and other major employment nodes. This transport infrastructure enhancement has elevated the area's long-term attractiveness, potentially supporting sustained demand and value appreciation beyond typical HDB estate patterns. The MRT accessibility has attracted upgraded buyer profiles and strengthened investor interest, factors that typically sustain property value resilience through economic cycles.

Which buyer profiles are best suited to purchasing at this development, and why?

First-time homebuyers seeking family-size accommodation benefit significantly from this development's four-bedroom configuration, established estate character, and transparent public housing regulatory environment, which reduces purchase complexity compared to private properties. Upgraders transitioning from two or three-bedroom units find the spatial generosity and mature neighbourhood infrastructure appealing, particularly when family circumstances warrant larger accommodation without compromising transport accessibility. Property investors pursuing stable rental income appreciate the tenant demand for four-bedroom units and the area's demonstrated ability to maintain occupancy rates across economic cycles. High-net-worth individuals seeking to build diversified property portfolios find HDB properties attractive for portfolio balance and the reliable cash flow characteristics that public housing markets demonstrate compared to private residential segments.

What Total Debt Service Ratio (TDSR) and financing headroom should buyers expect at typical price points?

At current pricing around S$790,000, a buyer with standard 80% LTV financing would require a loan of approximately S$632,000, generating estimated monthly mortgage payments of S$3,200-3,400 depending on loan tenure and prevailing interest rates. Banks typically enforce TDSR limits of 60%, meaning borrowers require gross monthly income of approximately S$5,300-5,700 to comfortably service this mortgage alongside other credit obligations. First-time homebuyers should ensure they maintain approximately 30-40% buffer above minimum TDSR requirements to accommodate interest rate fluctuations and income variability. Couples with combined incomes above S$12,000 monthly typically maintain comfortable financing headroom, whilst single-income borrowers should carefully assess whether income stability and growth trajectory support confident mortgage servicing over the 25-30 year loan term.

How does 627 Ang Mo Kio Avenue 9 compare to competing developments in the Ang Mo Kio district?

Ang Mo Kio contains numerous HDB estates spanning different eras and configurations, with competing four-bedroom units typically ranging from S$750,000 to S$850,000 depending on specific location, floor level, and lease tenure. Properties on Ang Mo Kio Avenue 1-3 typically command modest premiums due to proximity to commercial centres, whilst units on outer avenues offer modest discounts reflecting slightly longer distances to transport hubs and retail destinations. The TE5 MRT proximity of 627 Ang Mo Kio Avenue 9 positions it competitively within the estate's overall market, attracting buyers prioritising transport convenience and modern commuting requirements. Compared to newer HDB estates in peripheral locations such as Punggol or Sengkang, properties here offer the established infrastructure advantage but face modestly higher price points reflecting central location and mature neighbourhood character.

Which unit stack or floor levels typically offer the best value at this development?

Mid-floor units between the 10th and 20th storey typically offer optimal value balance, providing superior views and natural light compared to lower floors whilst avoiding the premium pricing commanded by high-floor units above the 25th storey. Lower-floor units (floors 1-5) often trade at 5-8% discounts compared to mid-floor equivalents, despite identical configuration and layout, primarily reflecting purchaser preferences for elevated positions and reduced noise exposure from common areas. High-floor units command premiums of 8-12% above mid-floor pricing, benefits that may not justify the expense for owner-occupiers but appeal to investors targeting premium rental segments. Units facing east or north typically generate 3-5% premiums compared to south or west-facing equivalents due to superior natural light and thermal comfort, factors that should feature prominently in unit selection analysis.

What future supply pipeline and market dynamics should buyers consider in Ang Mo Kio?

Ang Mo Kio represents a substantially mature, developed estate with extremely limited pipeline for new HDB supply, as the state land has been substantially built upon over preceding decades. This supply constraint represents a material advantage compared to peripheral growth estates such as Punggol, Sengkang, or future developments, where significant new unit volumes continue entering the market and potentially moderating resale property values. The limited supply dynamic supports ongoing demand for resale properties, as buyers seeking Ang Mo Kio locations must predominantly source stock through the resale market, creating predictable demand for existing properties. Over the longer term, this supply-demand imbalance should provide supportive underpinning for property values, though buyers should remain cognisant that broader economic conditions and interest rate movements remain dominant value drivers across all property markets.

What property condition and inspection considerations should buyers prioritise before purchasing?

Given the mature estate setting, buyers should commission thorough pre-purchase inspections examining structural integrity, water ingress indicators, piping condition, and electrical systems, as older HDB units may require material remedial works. Common issues in properties of this vintage include ageing plumbing infrastructure, deteriorating window frames, and concrete spalling on external walls, each representing potential maintenance liabilities post-acquisition. Buyers should obtain comprehensive building inspection reports and cost estimates for any defects identified, then factor remediation budgets into overall purchase financing calculations to ensure realistic affordability assessments. Properties demonstrating good structural condition and recent renovation typically command modest premiums of 2-5% compared to units requiring material repairs, premiums that frequently represent excellent value given the substantial costs associated with post-acquisition renovation projects.

[For Sale] 627 Ang Mo Kio Avenue 9 — From S$790K