Prices · Ang Mo Kio · Ang Mo Kio Avenue 3 · D20 Bishan
Block 425 Ang Mo Kio Avenue 3
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What this block is
| Address | Block 425 Ang Mo Kio Avenue 3, Ang Mo Kio, Singapore 560425 |
| Flat types here | 3-room, 4-room — on the evidence of 30 sales since April 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 786 sq ft, 4-room about 1,055 sq ft (786 to 1,055 sq ft across the block) |
| Lease | 99 years from 1979, expiring 2078 — 52 years left |
| Floors that have sold | 1 to 12, so the block stands at least 12 storeys |
| Flat models | New Generation |
| 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 $1,338 for every month of the 52 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 | $224,640 |
| Total over the lease | $835,014 |
| 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 | $370,000 | $300,000–$478,000 | 786 sq ft | 466 | 28 |
| 4-room | $532,944 | $470,000–$595,888 | 1,055 sq ft | 505 | 2 |
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 | $330,000 | 420 psf | 7 |
| 04 to 06 | $380,000 | 484 psf | 8 |
| 07 to 09 | $390,000 | 461 psf | 9 |
| 10 to 12 | $404,444 | 515 psf | 6 |
Year by year
| 2017 | $365,000 | 465 psf | four sales |
| 2018 | $362,000 | 461 psf | one sale |
| 2019 | $315,000 | 401 psf | one sale |
| 2020 | $340,000 | 410 psf | five sales |
| 2021 | $345,000 | 439 psf | seven sales |
| 2022 | $390,000 | 496 psf | two sales |
| 2023 | $405,000 | 515 psf | one sale |
| 2024 | $438,888 | 559 psf | three sales |
| 2025 | $471,500 | 589 psf | four sales |
| 2026 | $442,500 | 563 psf | two sales |
30 transactions in all, from April 2017 to April 2026. The flat models recorded here are New Generation.