Prices · Choa Chu Kang · Choa Chu Kang Avenue 2 · D10 Ardmore
Block 296 Choa Chu Kang Avenue 2
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What this block is
| Address | Block 296 Choa Chu Kang Avenue 2, Choa Chu Kang, Singapore 266296 |
| Flat types here | 4-room, 5-room, Executive — on the evidence of 20 sales since May 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,098 sq ft, 5-room about 1,313 sq ft, Executive about 1,528 sq ft (1,098 to 1,528 sq ft across the block) |
| Lease | 99 years from 1999, expiring 2098 — 72 years left |
| Floors that have sold | 1 to 18, so the block stands at least 18 storeys |
| Flat models | Premium Apartment |
| Town and district | Choa Chu Kang, district 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) |
| Compare it with | the rest of Choa Chu Kang Avenue 2, 4-room flats across Choa Chu Kang |
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 $1,311 for every month of the 72 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 | $168,860 |
| Mortgage interest over 25 years | $193,989 |
| Running costs over the remaining lease | $311,040 |
| Total over the lease | $1,132,889 |
| Monthly while repaying | $2,537 |
| 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 |
|---|---|---|---|---|---|
| 4-room | $427,500 | $318,000–$555,000 | 1,098 sq ft | 393 | 13 |
| 5-room | $630,000 | $612,000–$650,888 | 1,313 sq ft | 480 | 3 |
| Executive | $677,400 | $495,000–$730,000 | 1,528 sq ft | 443 | 4 |
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 | $612,000 | 417 psf | 3 |
| 04 to 06 | $497,500 | 449 psf | 6 |
| 07 to 09 | $384,000 | 350 psf | 4 |
| 10 to 12 | $537,944 | 428 psf | 4 |
| 13 to 15 | $502,500 | 460 psf | 2 |
| 16 to 18 | $532,533 | 490 psf | 1 |
Year by year
| 2017 | $335,000 | 305 psf | one sale |
| 2018 | $360,000 | 328 psf | one sale |
| 2019 | $346,000 | 318 psf | three sales |
| 2021 | $417,750 | 382 psf | two sales |
| 2022 | $450,000 | 414 psf | three sales |
| 2023 | $601,500 | 456 psf | two sales |
| 2024 | $591,711 | 484 psf | four sales |
| 2025 | $550,000 | 506 psf | one sale |
| 2026 | $612,000 | 480 psf | three sales |
20 transactions in all, from May 2017 to Sept 2026. The flat models recorded here are Premium Apartment.