Ang Mo Kio HDB resale prices in 2026
| Flat type | Typical resale price |
|---|---|
| Town median (all flats, 2026) | ~$530,000 |
| 4-room | ~$450,000 – $700,000 (lease-dependent) |
| 5-room | ~$650,000 – $900,000 |
Ang Mo Kio has a wide range of flat ages. Older 1970s–80s blocks sell for noticeably less than newer ones, so your sale price depends heavily on remaining lease. Ranges are from 2026 market reports and rounded. Your block’s value may differ.
Getting to One Chuan Grove
Ang Mo Kio (NS16) → Bishan (NS17/CC15) → Lorong Chuan (CC14): 2 MRT stops with 1 transfer, or a short drive via Ang Mo Kio Ave 3 and the CTE.
What you keep when you move
- AMK Hub, Djitsun Mall and Ang Mo Kio Town Garden
- Bishan-Ang Mo Kio Park, 5 minutes by car
- North-South Line access via Bishan
- Proximity to parents who live in AMK’s older estates
Example: what a typical Ang Mo Kio upgrade looks like
This scenario is illustrative only. Your numbers will differ.
| Item | Amount |
|---|---|
| Sale of 5-room bought ~2010 | $760K |
| Less outstanding loan | −$90K |
| Less agent & legal fees (est.) | −$18K |
| Cash + CPF refund available | $652K |
| Price these funds support (75% loan)* | ~$2.29M |
With about $652K from the sale, the down payment and stamp duty support a purchase of up to about $2.29M, provided your income passes the bank’s loan test. At indicative One Chuan Grove prices that covers: 2-Bedroom / 2+Study.
*Assumes about 25% down payment plus buyer’s stamp duty, with the rest financed by a bank loan that you qualify for under TDSR. Check with the affordability calculator.
Sell first or buy first?
Sell first if you want no ABSD and no bridging risk. You will need temporary housing or an extension of stay from your buyer. Buy first if you want to secure your preferred One Chuan Grove unit at launch. Singapore Citizen married couples pay 20% ABSD upfront and claim it back by selling the flat within 6 months of TOP. With One Chuan Grove’s estimated 2030 TOP, that gives you years to plan the sale. Read the full sell-and-buy timeline.