Type

Units

Min Area

Price Range

2 BR

731 sqft

S$3,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$640 on this acquisition.
Located 6 min (490 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.

704 Ang Mo Kio Avenue 8: Established HDB Living in Singapore's Trusted Northeast Corridor

704 Ang Mo Kio Avenue 8 represents a significant collection of Housing and Development Board units situated in one of Singapore's most mature and sought-after residential neighbourhoods. Located in the heart of Ang Mo Kio, this block forms part of a district that has consistently demonstrated strong fundamentals in both owner-occupier and investment markets. The development's positioning along Avenue 8 places residents within easy reach of essential services, retail options, and leisure facilities that characterise this well-established estate.

The proximity to Ang Mo Kio MRT station—a mere six minutes' walk or approximately 490 metres away on the Circle Line (CR11)—positions this collection of units as particularly attractive for commuters and those seeking seamless connectivity across Singapore's transport network. This accessibility has historically underpinned steady demand and resilience in resale valuations. The station itself serves as a major transport hub, linking residents to business districts, educational institutions, and leisure precincts throughout the island.

Layout and Configuration

The units within 704 Ang Mo Kio Avenue 8 encompass various bedroom configurations, with common offerings including two-bedroom units measuring approximately 731 square feet. These floor plans are designed with practical allocation of living, sleeping, and utility spaces—a hallmark of HDB design philosophy that prioritises functionality without excess. The availability of multiple configurations across the block means prospective buyers and tenants can select layouts that align with their household composition and lifestyle preferences. Bathroom provisions are similarly pragmatic, with units typically featuring two full bathrooms to serve modern family requirements.

Neighbourhood Character and Amenities

Ang Mo Kio as a district has matured into a comprehensive residential ecosystem. The area surrounding 704 Ang Mo Kio Avenue 8 benefits from decades of planned development, resulting in a dense concentration of community facilities, retail spaces, and recreational venues. Nearby shopping centres such as Ang Mo Kio Hub provide retail therapy, dining, and entertainment options within convenient reach. The estate is also home to multiple hawker centres, including the popular Ang Mo Kio Food Centre, ensuring residents enjoy consistent access to affordable and diverse food cultures.

Educational facilities abound in the neighbourhood, with primary schools, secondary institutions, and junior colleges positioned strategically throughout the estate. Families relocating to the area will appreciate the short commutes to quality educational options. Healthcare services are similarly comprehensive, with polyclinics and private medical facilities serving the community.

Investment Potential and Rental Dynamics

HDB units in mature estates like Ang Mo Kio have historically attracted strong interest from investors seeking stable rental yields and relatively predictable capital preservation. The Circle Line connection and the estate's comprehensive amenities create consistent demand from working professionals, young families, and expatriates seeking quality rental accommodation. Units across the development will appeal to this diverse tenant base, supporting competitive rental rates relative to asking prices. The established nature of the neighbourhood means rental demand tends to be less cyclical than in newer estates, providing a degree of income stability for buy-to-let investors.

Capital appreciation in Ang Mo Kio has traditionally tracked broader HDB market movements, with the district's maturity and transport connectivity supporting long-term value retention. While lease decay becomes increasingly relevant as HDB flats age, units in this development remain in the earlier-to-mid stages of their 99-year leasehold journey, meaning immediate concerns about structural value erosion are not material. However, prospective buyers should remain cognisant of lease dynamics, particularly when considering properties from a 20- or 30-year investment horizon.

Accessibility and Connectivity

The Circle Line CR11 Ang Mo Kio station represents a cornerstone of the development's appeal. This transport link connects residents to the CBD in approximately 15–20 minutes, making the estate attractive to office workers and professionals based in central Singapore. Reverse commuting to northern employment nodes is equally efficient. Secondary transport options, including numerous bus services across multiple corridors, provide additional flexibility for residents and tenants navigating the island. The development's walkability score is enhanced by the relatively compact layout of the Ang Mo Kio estate and the presence of covered pedestrian linkways connecting key amenity hubs.

Market Positioning

704 Ang Mo Kio Avenue 8 occupies a competitive position within Singapore's HDB resale market. The combination of mature-estate status, excellent transport connectivity, and comprehensive neighbourhood infrastructure means pricing reflects these fundamental strengths. Units are positioned as accessible to first-time buyers seeking entry into HDB ownership, upgraders relocating from smaller or more distant units, and investors building diversified property portfolios. The depth of stock within the block means buyers will encounter options across different floor levels, unit orientations, and configurations, allowing systematic comparison and value-hunting within a single location.

Suitability Across Buyer Profiles

First-time buyers will appreciate the established nature of the estate and the absence of new-launch complexity, whilst upgraders benefit from the mature infrastructure and transport connectivity that reduce lifestyle disruption. Investors regard units in this development as steady, lower-volatility holdings relative to new launches or fringe estates. The rental yield profile and capital preservation characteristics appeal particularly to investors with medium-term horizons who prioritise income stability over aggressive capital appreciation.

704 Ang Mo Kio Avenue 8 ultimately represents a collection of residential units deeply embedded within Singapore's most established and resilient residential fabric. The block's proximity to a major MRT station, combined with the comprehensive neighbourhood amenities and strong historical performance of the Ang Mo Kio estate, ensures continued relevance and appeal across diverse buyer and tenant cohorts.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 704 Ang Mo Kio Avenue 8 as an investment property?

HDB units in Ang Mo Kio typically deliver gross rental yields in the region of 3–4%, depending on unit configuration, floor level, and prevailing market rents at the time of purchase. A two-bedroom unit of approximately 731 square feet might command monthly rent in the S$2,200–S$2,600 range, translating to yields of roughly 3.2–3.8% based on current market pricing for the estate. The Circle Line connectivity and mature neighbourhood amenities underpin consistent rental demand, particularly from young professionals and families, creating a relatively stable income stream compared to new-launch or fringe estates. Investors should factor in property tax, maintenance levies, and potential rental voids when modelling long-term returns, though the mature-estate status of Ang Mo Kio typically results in fewer extended vacancies than newer or more speculative locations.

How does pricing per square foot at 704 Ang Mo Kio Avenue 8 compare to recent HDB transactions in the same estate?

Ang Mo Kio Avenue 8 units align with the prevailing price-per-square-foot trajectory observed across comparable HDB two-bedroom units in the Ang Mo Kio estate, typically ranging from S$4,200–S$4,600 per square foot depending on floor level, unit orientation, and recent market transactional evidence. Units on higher floors or with premium views command modest premiums relative to lower-level alternatives. Recent resale transactions in the broader Ang Mo Kio estate have demonstrated resilience, with pricing reflecting the consistent demand for mature-estate HDB products and strong transport connectivity via the Circle Line. Buyers conducting comparative analysis should examine floor level, facing (north, south, east, west), renovation status, and proximity to lift cores, as these variables significantly influence per-square-foot realisation across the block. The absence of new-launch discounting or promotional pressure in the resale market means pricing typically reflects genuine market equilibrium rather than developer-driven distortions.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at 704 Ang Mo Kio Avenue 8 as a second residential property?

Singapore Citizens purchasing a second residential property—whether HDB or private—are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. For a unit at 704 Ang Mo Kio Avenue 8 priced at S$600,000, ABSD would amount to S$120,000, significantly increasing your total acquisition cost beyond the base purchase price. This duty applies regardless of whether the property will be owner-occupied or rented out, and must be paid on the date of execution of the purchase agreement. ABSD is non-recoverable and effectively reduces your net equity in the property from day one, making it essential to factor this cost into your investment analysis. First-time HDB buyers are exempt from ABSD, as are first-time private property purchasers upgrading to a second residential property, but most subsequent purchases trigger the full 20% impost. Prospective second-property buyers should engage a conveyancing specialist to clarify their eligibility and precise ABSD liability based on their purchase history.

What is the lease decay risk for units at 704 Ang Mo Kio Avenue 8, and how does this affect resale value?

704 Ang Mo Kio Avenue 8 comprises HDB flats with a 99-year leasehold tenure from their date of completion, typically executed in the 1980s or 1990s. Units currently operate within the first 40–50 years of their lease term, meaning lease decay is not an immediate concern, and residual tenure remains well above institutional lending thresholds (most banks lend freely on leases exceeding 75–80 years). However, as the block matures beyond 60 years (approximately 2040–2050 for earlier tranches), resale value may begin to experience marginal compression if the lease drops below 70 years, as this triggers enhanced scrutiny from financiers and more conservative buyer valuations. HDB's built-in renewal framework through the Selective En Bloc Redevelopment Scheme (SERS) or potential restatement mechanisms provides a degree of structural protection, though these programmes are not guaranteed and depend on government policy at the time. Investors with horizons beyond 15–20 years should monitor lease duration closely and model potential scenario involving reversion to government or participation in any future rejuvenation initiatives.

How does proximity to Ang Mo Kio MRT station (CR11, Circle Line) influence demand and capital appreciation for this development?

The six-minute walk to Ang Mo Kio MRT station on the Circle Line is a primary value driver for 704 Ang Mo Kio Avenue 8. MRT proximity directly correlates with rental demand, as working professionals and families prioritise convenient commuting to employment centres across the CBD, North-East region, and eastern corridors served by the Circle Line. Units within this development have historically outperformed Ang Mo Kio properties located further from the station, with transport accessibility accounting for approximately 10–15% of price differentials across the broader estate. Capital appreciation in the Ang Mo Kio market has consistently tracked the strength of transport connectivity, and the Circle Line's ongoing integration into Singapore's wider MRT network continues to reinforce the estate's long-term value proposition. Buyers should note that even modest increases in walking distance—10–15 minutes rather than six—can result in measurable price softening, underscoring the tangible benefit of the 704 Avenue 8 location relative to more peripheral Ang Mo Kio blocks. Future transport enhancements or circle-line extensions remain speculative but would further strengthen the development's positional advantage.

Which buyer profiles are best suited to purchasing at 704 Ang Mo Kio Avenue 8?

First-time HDB buyers seeking affordable, low-volatility entry into home ownership find strong suitability in the Ang Mo Kio estate, where established infrastructure, schools, and transport eliminate typical upgrader anxieties about future gentrification or amenity uncertainty. Upgraders transitioning from older or more distant units to a mature estate with comprehensive facilities and MRT access represent a significant buyer cohort for 704 Avenue 8, particularly families with school-age children valuing proximity to educational institutions. Owner-occupier investors—those purchasing a second residential property to rent—regard this development as a yield-stable, lower-risk holding relative to new launches or speculative fringe estates, with the Ang Mo Kio brand providing a degree of market resilience. Corporate relocations and expatriate housing demand also favour this location, as the predictable rental yield, mature neighbourhood character, and established expatriate community within Ang Mo Kio create consistent tenant supply. High-net-worth buyers seeking portfolio diversification into HDB may view units as defensive holdings, though such cohorts typically prioritise private residential properties.

What TDSR headroom and financing capability should I anticipate at typical price points for 704 Ang Mo Kio Avenue 8?

Typical two-bedroom units at 704 Ang Mo Kio Avenue 8 priced in the S$550,000–S$650,000 range support financing structures where a buyer with combined household income of approximately S$8,000–S$10,000 monthly and existing debt obligations can comfortably meet mortgage obligations whilst remaining well within Total Debt Servicing Ratio (TDSR) limits. HDB loans, which cap TDSR at 60%, allow buyers to leverage up to approximately S$400,000–S$480,000 in borrowing against typical unit prices, necessitating cash downpayments of S$70,000–S$170,000. Buyers utilising bank financing will encounter TDSR caps of 55–60%, creating similar leverage profiles but potentially stricter income verification requirements. First-time buyers may access Central Provident Fund (CPF) housing grants of up to S$60,000, substantially reducing cash requirements and improving financing headroom. Secondary-property purchasers face the 20% ABSD impost noted above, which further constrains available leverage relative to first-purchase scenarios. Professional engagement with HDB loan officers or mortgage brokers is essential to model precise financing scenarios based on individual income, existing debt, and CPF balances.

How do units at 704 Ang Mo Kio Avenue 8 compare in value to nearby competing HDB developments?

704 Ang Mo Kio Avenue 8 competes directly with comparable HDB blocks across Ang Mo Kio Avenue 1–10 range, with pricing generally tracking within 3–5% variance across blocks enjoying similar MRT proximity and amenity density. Nearby blocks such as 705–710 Ang Mo Kio Avenue 8 or blocks along Avenue 6–7 may trade at slight discounts if positioned further from the MRT station or facing less favourable orientations, whilst premium blocks with superior views or unique layouts command modest premiums. When compared to newer HDB estates in the north-east (e.g., Sengkang, Punggol), 704 Avenue 8 trades at a per-square-foot discount of approximately 8–12%, reflecting its mature estate status, but compensates through superior transport connectivity, established rental demand, and neighbourhood maturity. Private residential alternatives in adjacent areas (e.g., Thomson, Bishan) command significant premiums—typically 40–60% higher per square foot—reflecting different property class dynamics, freehold tenure options, and amenity profiles. For buyers prioritising affordability combined with established infrastructure and commuting convenience, 704 Avenue 8 positions favourably against both competing HDB estates and adjacent private residential markets.

Which unit stacks or floor levels at 704 Ang Mo Kio Avenue 8 offer the best value relative to market pricing?

Mid-level floors (levels 8–15) at 704 Ang Mo Kio Avenue 8 typically represent optimal value, commanding pricing only marginally below premium high-rise floors (levels 20+) whilst offering substantially lower prices relative to penthouse-equivalent positioning. Lower-floor units (levels 3–7) generally price at 8–12% discounts to equivalent mid-floor comparables, reflecting cultural preferences for higher elevation and reduced street-level noise, yet functionally deliver identical unit configurations and layouts; this creates systematic value opportunities for discerning buyers unburdened by elevation preferences. Units positioned away from lift cores—typically on the eastern or western extremities of the block's floorplan—may trade at slight discounts relative to lift-core-adjacent units, as occupants encounter marginally longer walking distances to communal lifts; however, this positioning frequently confers superior ventilation, natural light, and view orientation, creating offsetting value drivers. Prospective buyers should inspect multiple floor levels and unit orientations within the block before committing to purchase, as perceived defects in one unit may prove immaterial in alternative stack positions, generating meaningful arbitrage opportunities across the broader 704 Avenue 8 portfolio.

What is the future supply and development pipeline in the Ang Mo Kio district, and how might this affect values at 704 Ang Mo Kio Avenue 8?

Ang Mo Kio as a district is substantially built-out, with limited scope for large-scale new HDB block construction or significant new private residential supply within immediate proximity of 704 Avenue 8. The government's most recent HDB development plans focus on expanding supply in north-east growth nodes (Sengkang, Punggol, Yishun), effectively stabilising the Ang Mo Kio estate's supply profile and reducing new-launch cannibalization pressures. This supply constraint may provide modest tailwinds to existing units' long-term value retention, as competing new inventory fails to materialise locally. However, potential future development of white sites or underutilised government land parcels within Ang Mo Kio could introduce new housing supply, though such initiatives remain speculative and subject to political and economic factors beyond individual property owner control. The Circle Line's continued operation and potential future extensions to other transport corridors remain unknowns but would further cement Ang Mo Kio's positional advantage if realised. Buyers should anticipate that Ang Mo Kio will continue to function as a stable, mature estate without dramatic supply shocks, supporting relatively predictable capital appreciation trajectories relative to new-growth estates.

[For Rent] Hdb Flat At 704 Ang Mo Kio Avenue 8 — From S$3,200