Prices · Ang Mo Kio · Ang Mo Kio Avenue 3 · D20 Bishan
Block 120 Ang Mo Kio Avenue 3
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What this block is
| Address | Block 120 Ang Mo Kio Avenue 3, Ang Mo Kio, Singapore 560120 |
| Flat types here | 3-room, 4-room, Executive — on the evidence of 25 sales since Feb 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 721 sq ft, 4-room about 893 sq ft, Executive about 1,744 sq ft (721 to 1,744 sq ft across the block) |
| Lease | 99 years from 1978, expiring 2077 — 51 years left |
| Floors that have sold | 1 to 12, so the block stands at least 12 storeys |
| Flat models | New Generation, Adjoined flat |
| Town and district | Ang Mo Kio, district 20 (Bishan, Ang Mo Kio) |
| Compare it with | the rest of Ang Mo Kio Avenue 3, 3-room flats across Ang Mo Kio |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,357 for every month of the 51 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $124,900 |
| Mortgage interest over 25 years | $144,224 |
| Running costs over the remaining lease | $220,320 |
| Total over the lease | $830,694 |
| Monthly while repaying | $1,978 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just three sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $358,888 | $222,000–$472,000 | 721 sq ft | 471 | 19 |
| 4-room | $450,000 | $380,000–$488,888 | 893 sq ft | 465 | 5 |
| Executive | $1,100,000 | $1,100,000–$1,100,000 | 1,744 sq ft | 631 | 1 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $406,000 | 551 psf | 4 |
| 04 to 06 | $369,500 | 450 psf | 6 |
| 07 to 09 | $375,000 | 462 psf | 11 |
| 10 to 12 | $431,500 | 598 psf | 4 |
Year by year
| 2017 | $320,000 | 444 psf | one sale |
| 2018 | $360,000 | 414 psf | two sales |
| 2019 | $270,000 | 334 psf | two sales |
| 2020 | $325,000 | 400 psf | two sales |
| 2021 | $350,000 | 468 psf | three sales |
| 2022 | $349,444 | 459 psf | four sales |
| 2023 | $400,500 | 492 psf | four sales |
| 2025 | $455,000 | 631 psf | five sales |
| 2026 | $454,444 | 565 psf | two sales |
25 transactions in all, from Feb 2017 to Oct 2026. The flat models recorded here are New Generation, Adjoined flat.