Key Takeaways
- Average resale price: $334,799
- 18 transactions in the last 12 months
- Average PSM: $7,569
- Average remaining lease: 54 years
Data as of June 2026
Overview
54 yrs
Avg Remaining Lease
2-Room HDB flats in Ang Mo Kio are analysed below using the latest resale transactions from data.gov.sg. Over the past 12 months, there were 18 resale transactions with an average resale price of $334,799. The average remaining lease is approximately 54 years, which shapes loan eligibility and CPF usage for buyers.
This page covers four decision-critical dimensions: recent price trend (so you know if you are buying into an up-cycle or down-cycle), storey premium (to judge whether a higher floor is worth the extra capital), the most active streets (for location liquidity), and the financing context that HDB buyers in Ang Mo Kio need to plan for. Use this alongside our HDB Affordability Calculator to translate the headline averages into a concrete monthly payment and cash outlay.
Price Trend
2-Room Monthly Avg Price in Ang Mo Kio (Last 24 Months)| Month | Avg Price | Volume |
|---|
| 2024-06 | $307,833 | 6 |
|---|
| 2024-07 | $320,000 | 1 |
|---|
| 2024-09 | $317,667 | 3 |
|---|
| 2024-11 | $295,000 | 1 |
|---|
| 2024-12 | $305,333 | 3 |
|---|
| 2025-01 | $318,000 | 1 |
|---|
| 2025-02 | $338,250 | 2 |
|---|
| 2025-03 | $319,000 | 2 |
|---|
| 2025-05 | $335,000 | 2 |
|---|
| 2025-06 | $316,888 | 1 |
|---|
| 2025-07 | $327,500 | 1 |
|---|
| 2025-08 | $343,667 | 3 |
|---|
| 2025-10 | $360,000 | 1 |
|---|
| 2025-11 | $357,500 | 2 |
|---|
| 2025-12 | $326,500 | 2 |
|---|
| 2026-01 | $345,000 | 1 |
|---|
| 2026-02 | $325,000 | 1 |
|---|
| 2026-03 | $330,000 | 1 |
|---|
| 2026-04 | $317,667 | 3 |
|---|
⚠ Price Momentum
Average prices for 2-Room flats in Ang Mo Kio have decreased by 0% compared to the prior 6-month period.
Storey Premium Analysis
Storey Premium — 2-Room in Ang Mo Kio| Storey Range | Avg Price | Transactions |
|---|
| 01 TO 03 | $335,000 | 1 |
|---|
| 04 TO 06 | $324,583 | 6 |
|---|
| 07 TO 09 | $337,648 | 6 |
|---|
| 10 TO 12 | $343,600 | 5 |
|---|
ℹ Storey Premium
Higher floors command a premium of approximately 2.6% over the lowest floors for 2-Room flats in Ang Mo Kio.
Top Streets
Top Streets for 2-Room in Ang Mo Kio| Street Name | Transactions | Avg Price |
|---|
| ANG MO KIO AVE 3 | 7 | $316,143 |
|---|
| ANG MO KIO AVE 8 | 5 | $337,878 |
|---|
| ANG MO KIO AVE 4 | 4 | $357,750 |
|---|
| ANG MO KIO AVE 10 | 2 | $346,500 |
|---|
💡 Most Active Street
ANG MO KIO AVE 3 is the most active street for 2-Room transactions in Ang Mo Kio with 7 sales in the last 12 months.
Financing & Buyer Context
Three practical considerations should shape any 2-Room purchase in Ang Mo Kio:
- Loan tenure and age: HDB loan tenure is capped at 25 years for HDB Loan and 30 years for bank loans, subject to the remaining lease covering the youngest buyer to age 95. With an average remaining lease of around 54 years in Ang Mo Kio, younger buyers will still qualify for full tenure, but older buyers should verify CPF usage limits.
- CPF usage cap: Where the remaining lease is under 60 years, CPF usage is pro-rated against a formula tied to the youngest buyer's age. This can materially reduce the cash-CPF mix available for your downpayment.
- MSR and TDSR: Mortgage Servicing Ratio is capped at 30% of gross monthly income for HDB purchases (50% combined TDSR for private loans). Budget early for these ceilings before committing.
Frequently Asked Questions
What is the average price of a 2-Room HDB flat in Ang Mo Kio?
The average resale price of a 2-Room HDB flat in Ang Mo Kio is $334,799 based on the last 12 months of transactions. Actual transacted prices span a meaningful range depending on block age, storey, and flat condition — the average is a starting point, not a ceiling.
How does storey level affect 2-Room prices in Ang Mo Kio?
Higher floors generally command a premium in Ang Mo Kio — see the storey premium table above for the specific price delta between low-floor and high-floor bands. The premium reflects unobstructed views, lower noise, and stronger buyer demand, and usually ranges from 5% to 15% between the bottom and top bands.
Can I use CPF and an HDB loan to buy a 2-Room flat in Ang Mo Kio?
Yes, most Singaporean buyers combine
CPF Ordinary Account savings with either an HDB Concessionary Loan (up to 80% LTV at current HDB interest) or a bank loan (up to 75% LTV). Your loan amount is capped by MSR (30% of gross income) and TDSR (55%). Remaining lease matters — flats with less than 60 years left trigger pro-rated CPF limits. Use the HDB Affordability Calculator to model your specific scenario.
Is Ang Mo Kio a good location for a 2-Room HDB flat?
Ang Mo Kio has an active 2-Room resale market with 18 transactions in the last 12 months, which indicates moderate liquidity — plan for a longer sale timeline at exit. Factors to weigh beyond price: proximity to MRT and bus routes, school zones, amenity density, and the town's long-term rejuvenation pipeline under HDB's ROH/VERS programmes.
Frequently Asked Questions
What is the average price of a 2-Room HDB flat in Ang Mo Kio?
The average resale price of a 2-Room HDB flat in Ang Mo Kio is $334,799 based on the last 12 months of transactions. Actual transacted prices span a meaningful range depending on block age, storey, and flat condition — the average is a starting point, not a ceiling.
How does storey level affect 2-Room prices in Ang Mo Kio?
Higher floors generally command a premium in Ang Mo Kio — see the storey premium table above for the specific price delta between low-floor and high-floor bands. The premium reflects unobstructed views, lower noise, and stronger buyer demand, and usually ranges from 5% to 15% between the bottom and top bands.
Can I use CPF and an HDB loan to buy a 2-Room flat in Ang Mo Kio?
Yes, most Singaporean buyers combine CPF Ordinary Account savings with either an HDB Concessionary Loan (up to 80% LTV at current HDB interest) or a bank loan (up to 75% LTV). Your loan amount is capped by MSR (30% of gross income) and TDSR (55%). Remaining lease matters — flats with less than 60 years left trigger pro-rated CPF limits. Use the HDB Affordability Calculator to model your specific scenario.
Is Ang Mo Kio a good location for a 2-Room HDB flat?
Ang Mo Kio has an active 2-Room resale market with 18 transactions in the last 12 months, which indicates moderate liquidity — plan for a longer sale timeline at exit. Factors to weigh beyond price: proximity to MRT and bus routes, school zones, amenity density, and the town's long-term rejuvenation pipeline under HDB's ROH/VERS programmes.
Methodology & Sources
This analysis covers Last 12-24 months and refreshes One-time (regenerated on demand).
Transaction data sourced from URA REALIS.
- HDB resale transactions sourced from data.gov.sg (updated daily).
- Storey premium computed from average prices per storey range; the same flat type is compared across bands to isolate the floor effect.
- Loan tenure, LTV, and MSR rules per HDB and MAS.
- CPF usage and pro-rating rules reference CPF Board.
Median values used to minimise outlier impact. PSF = price per square foot.