Type

Units

Min Area

Price Range

3 BR

1281 sqft

S$900K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180K on this acquisition.
Located 6 min (540 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.

716 Ang Mo Kio Avenue 6: HDB Living in a Connected Neighbourhood

716 Ang Mo Kio Avenue 6 represents an established housing option within one of Singapore's most developed public residential estates. Situated along Ang Mo Kio Avenue 6, this development benefits from the maturity and stability that the Ang Mo Kio district offers, combining accessibility with long-established community infrastructure that spans decades of careful urban planning.

The location places residents within straightforward reach of the Ang Mo Kio MRT station on the Circle Line (CR11), positioned approximately six minutes' walk away. This proximity transforms daily commuting, whether for work in the Central Business District, travel to secondary centres, or leisure activities across Singapore. The station serves as a major interchange point, enhancing connectivity across the island's public transport network and making the development particularly attractive for professionals and families requiring flexible transit options.

Connectivity and Neighbourhood Character

Ang Mo Kio has evolved into one of Singapore's most self-contained residential zones, hosting a comprehensive ecosystem of retail, dining, and recreational facilities. The nearby Ang Mo Kio Hub and other shopping centres provide everyday necessities alongside entertainment options, whilst the neighbourhood's main arterial roads ensure convenient vehicular access for those with private transport needs. The established nature of the estate means that amenities have been refined over time to serve the local population effectively.

The district's maturity also translates into a stable property market with predictable pricing dynamics. Buyers and investors familiar with HDB market behaviour will recognise the importance of location within an estate, and 716 Ang Mo Kio Avenue 6's position along a primary avenue contributes meaningfully to its desirability and long-term value retention.

Unit Availability and Configuration

This development currently presents multiple unit options across different sizes and layouts, allowing prospective occupiers to select properties aligned with their household composition and lifestyle preferences. Whether seeking a compact configuration for first-time buyers and young professionals, or a larger unit suitable for growing families, the current inventory reflects the diversity typical of established HDB blocks. Prices across available units span a competitive range reflective of unit size, floor level, and condition.

The variety of configurations means that both owner-occupiers and investment-focused buyers can identify suitable options within their respective financial parameters. The flexibility inherent in a multi-unit offering reduces the likelihood that a buyer's specific requirements will go unmet due to limited selection.

Investment Potential and Rental Market

HDB properties in well-connected locations such as 716 Ang Mo Kio Avenue 6 have historically demonstrated solid rental demand. The proximity to the MRT station, combined with the estate's comprehensive amenities and the neighbourhood's appeal to both young professionals and families, creates a consistent tenant base. Investors evaluating this development should factor in the established rental patterns within Ang Mo Kio, where strong demand from relocating families, working professionals, and expatriate renters continues to support healthy yields.

The rental market dynamics in Ang Mo Kio benefit from the estate's position as a self-contained community; tenants require fewer reasons to look elsewhere when schools, shopping, dining, and transport converge within their neighbourhood. This translates into reduced vacancy risk and more stable income streams compared to fringe developments where tenant retention can prove more challenging.

Market Position and Value Proposition

Within the broader North-East regional HDB market, 716 Ang Mo Kio Avenue 6 occupies a position of established strength. The development's access to central-line MRT connectivity, combined with its location within a mature estate offering proven amenities, positions it competitively relative to newer but more peripheral developments that may lack equivalent transit access or community infrastructure.

Prospective buyers should view pricing in the context of the development's stage of maturity, the quality of surrounding infrastructure, and the demonstrated rental demand that supports investment cases. Comparable transactions within the Ang Mo Kio district provide useful benchmarks for assessing whether current market pricing reflects fair value or represents an opportunity for capital appreciation.

Suitability Across Buyer Profiles

First-time buyers will find the established neighbourhood character and transport connectivity particularly valuable, providing a stable entry point into property ownership without the premium pricing often attached to newer or more aspirational developments. The presence of schools throughout Ang Mo Kio makes the development attractive to families planning long-term occupation, whilst the MRT station access appeals to young professionals seeking efficient commute solutions.

Upgraders moving from smaller units or different estates will appreciate the range of configurations available, allowing strategic upsizing without venturing into private-property markets or significantly distant neighbourhoods. Investors, meanwhile, will recognise the combination of rental demand and price stability that characterises well-established HDB locations on established transport lines.

Understanding Market Dynamics and Future Considerations

The HDB market in Ang Mo Kio reflects broader patterns of stability in mature estates where land constraints have been resolved and amenities are fully developed. Unlike emerging estates where property values can fluctuate based on infrastructure development timelines, mature locations offer greater predictability regarding capital appreciation and rental demand.

Prospective buyers should recognise that HDB lease length remains an important factor in long-term value assessment, with properties benefiting from longer remaining lease tenures commanding stronger resale demand. Those considering 716 Ang Mo Kio Avenue 6 should confirm the remaining lease period of specific units under consideration and factor any lease-decay implications into purchase decisions, particularly for investment-focused acquisitions where extended hold periods may be contemplated.

The development's track record within Singapore's established public housing framework, combined with its position within a neighbourhood offering genuine community depth, positions it as a reliable option for those prioritising accessibility, convenience, and stable value retention over aspirational property branding.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 716 Ang Mo Kio Avenue 6 as an investment property?

Rental yields for HDB properties in well-connected Ang Mo Kio locations typically range between 2% and 3.5% annually, depending on unit size and configuration. The development's proximity to CR11 MRT station substantially enhances tenant demand, as the station provides direct access to the Circle Line and broader transport links; properties within six minutes' walk of an MRT station consistently command stronger rental premiums than fringe locations. Investors should model yields using current market rental rates for comparable Ang Mo Kio units, adjusting for their specific unit size, floor level, and remaining lease length, then factor in HDB maintenance fees and any special assessment levies that may apply periodically.

How does the pricing at 716 Ang Mo Kio Avenue 6 compare to recent per-square-foot transactions in the same area?

HDB pricing in Ang Mo Kio typically ranges between S$700 and S$900 per square foot for comparable unit sizes, depending on floor level, facing, and condition. The development's position along a primary avenue and proximity to the MRT station places it towards the upper end of this range relative to units on less prominent streets or with greater walking distance to transit. Prospective buyers should review recent transacted prices of 3-room, 4-room, and 5-room units within the Ang Mo Kio estate specifically, as estate-wide variations can be significant; units closer to the town centre and MRT interchange typically achieve higher per-square-foot prices than those on peripheral roads.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am a Singapore Citizen buying this as a second residential property?

As a Singapore Citizen purchasing a second residential property, you will incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property priced at S$900,000, ABSD would total S$180,000 on top of standard Buyer's Stamp Duty, resulting in total stamp duty costs of approximately S$200,000 to S$210,000 depending on the exact purchase price of the unit selected. This substantial cash outlay should be factored into your financing structure and overall investment return calculations; investors often structure financing to preserve capital liquidity given the significant upfront ABSD obligation on HDB second-property purchases.

What lease decay risk exists for 716 Ang Mo Kio Avenue 6, and how does remaining lease length affect resale value?

The lease tenure for HDB properties at 716 Ang Mo Kio Avenue 6 determines long-term value trajectories significantly; the vast majority of HDB properties operate on 99-year leases, and remaining lease length is a critical resale consideration. Properties with remaining lease periods below 60 years typically experience accelerated value decay and encounter financing restrictions from most banks, which traditionally cap loan quantum at around 75% of purchase price for properties with remaining tenures under this threshold. Prospective buyers should confirm the exact remaining lease period before committing to purchase, particularly if envisioning extended ownership or investment hold periods; a property purchased today with 80 years remaining on lease will face meaningfully constrained resale demand and substantially lower valuations when the remaining lease drops below 60 years, typically occurring 20+ years into ownership.

How does proximity to CR11 Ang Mo Kio MRT station affect demand and capital appreciation prospects?

MRT connectivity is among the most significant drivers of demand and capital appreciation within Singapore's HDB market, and the six-minute walk to CR11 places 716 Ang Mo Kio Avenue 6 within the optimal accessibility range that maximises both owner-occupier appeal and investor demand. Properties within walking distance of MRT stations typically command 8% to 15% premiums over comparable units requiring longer commute times to transit, reflecting the genuine time-saving and lifestyle benefits that station proximity delivers. The Circle Line itself provides excellent connectivity to Central Business District employment nodes, emerging retail hubs, and airport links, meaning that properties at this development benefit from reinforced demand across multiple buyer segments as Singapore's transport infrastructure continues to evolve; properties that lose convenient MRT access through line closures or station relocations experience sharper value declines, whilst those maintaining stable, well-regarded connectivity positions tend to appreciate steadily.

Is 716 Ang Mo Kio Avenue 6 suitable for first-time buyers, upgraders, or primarily investment-focused purchasers?

This development accommodates all three buyer profiles effectively, though each derives distinct value propositions. First-time buyers benefit from the established neighbourhood's stability, comprehensive amenities, proven track record of modest but consistent appreciation, and the educational and community infrastructure that makes long-term owner-occupation attractive; the MRT connectivity also positions younger buyers favourably if employment circumstances change later. Upgraders from smaller HDB units or different estates will appreciate the variety of unit sizes available and the central-estate location that maintains proximity to familiar neighbourhood patterns whilst offering improved configurations; upgraders also benefit from established resale markets where transaction velocity typically exceeds newer developments. Investors recognise the stable rental demand, reasonable entry pricing relative to private property alternatives, and predictable tenant profiles (working professionals, families, relocating expatriates) that reduce investment risk; however, the 20% ABSD on second-property purchases does compress investment returns meaningfully and should feature prominently in yield modelling.

What are typical TDSR and financing headroom at current price points for units at 716 Ang Mo Kio Avenue 6?

Total Debt Servicing Ratio (TDSR) constraints limit most borrowers to approximately 55% of monthly gross income dedicated to debt servicing across all obligations; for a property priced around S$900,000 with a 25-year tenure, buyers typically need to evidence monthly gross income of approximately S$7,000 to S$8,000 to qualify for a S$675,000 to S$720,000 mortgage (75% LTV), with the remaining purchase price covered by down payment and ABSD funding. Financing headroom becomes tighter when buyers are taking second properties (subject to 25% ABSD implications) or where existing mortgage obligations reduce available TDSR allocation; prospective buyers should engage HDB-approved financial advisers or banks directly to model specific scenarios based on individual income circumstances. The established pricing at 716 Ang Mo Kio Avenue 6 means that first-time buyer grants and housing programmes (if applicable based on income thresholds) may provide meaningful subsidies that enhance purchasing power, particularly for smaller unit configurations.

How does 716 Ang Mo Kio Avenue 6 compare to nearby competing HDB developments in the Ang Mo Kio estate?

Ang Mo Kio comprises numerous HDB blocks, many with similar age profiles and lease structures; key competitive differentiation centres on proximity to the MRT station, positioning on primary versus secondary streets, and subtle variations in facing and natural light. Blocks positioned immediately adjacent to the MRT station command measurable premiums, whilst those on secondary streets or requiring longer walking distances typically trade at modest discounts; 716 Ang Mo Kio Avenue 6's position along Avenue 6 places it advantageously relative to blocks situated on internal estate roads. Other competing blocks within Ang Mo Kio often share similar unit types and price ranges but may offer varying accessibility to the town centre, proximity to schools, or exposure to elevated traffic noise if positioned on major arterial roads; prospective buyers benefit from undertaking estate-wide comparisons to contextualise this development's positioning and ensure they are not overlooking superior value elsewhere within the same neighbourhood.

Which unit stack or floor levels at 716 Ang Mo Kio Avenue 6 offer the best value relative to price premiums?

Mid-floor units (typically floors 8 through 18 in HDB blocks) frequently offer superior value, as they command modest premiums over lower floors whilst avoiding the steep price premiums attached to highest floors; mid-floor units also typically experience fewer security vulnerabilities than ground-level configurations and avoid the noise and privacy concerns that ground-floor occupiers sometimes report. High-floor units attract buyers willing to pay substantial premiums for views and natural light, often commanding 5% to 10% price increases relative to comparable mid-floor units; however, investment-focused buyers should model whether rental premiums from high-floor units justify acquisition price premiums, as tenants (particularly families with children and elderly occupiers) sometimes express preference for mid-floor accessibility and reduced exposure to wind and weather extremes. Lower-floor units, particularly on floors 2-4, may trade at discounts but can present value opportunities for buyer segments prioritising price over light or views; prospective investors should examine rental demand patterns for lower-floor units specifically within Ang Mo Kio, as pricing advantage may or may not translate into rental-rate equivalence.

What future supply pipeline exists in the Ang Mo Kio district, and could it affect capital appreciation prospects?

Ang Mo Kio is a mature estate with limited remaining development capacity, meaning that future supply additions will be constrained; most new housing supply in the North-East region is being directed to emerging estates such as Punggol and Sengkang, where large-scale developments offer more configurable unit mixes and modern amenities. This supply constraint actually supports capital appreciation prospects for 716 Ang Mo Kio Avenue 6, as limited new inventory means that existing blocks retain relative scarcity value and appeal to buyers who prefer established neighbourhoods over estate-building experiences. However, buyers should remain cognisant that Ang Mo Kio's maturity also means that facility upgrades and estate-wide maintenance may eventually necessitate special assessment levies for improvements such as lift repairs, water infrastructure replacements, or precinct-wide precinct enhancements; these occasional large outflows should be budgeted for by long-term owners and factored into investment return projections.

Hdb Flat At 716 Ang Mo Kio Avenue 6 — From S$900K