Prices · Ang Mo Kio · Ang Mo Kio Avenue 10 · D20 Bishan
Block 556 Ang Mo Kio Avenue 10
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What this block is
| Address | Block 556 Ang Mo Kio Avenue 10, Ang Mo Kio, Singapore 560556 |
| Flat types here | 3-room, 4-room, Executive — on the evidence of 35 sales since Feb 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 732 sq ft, 4-room about 990 sq ft, Executive about 1,755 sq ft (732 to 1,755 sq ft across the block) |
| Lease | 99 years from 1980, expiring 2079 — 53 years left |
| Floors that have sold | 1 to 15, so the block stands at least 15 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 10, 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 $1,261 for every month of the 53 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 | $117,200 |
| Mortgage interest over 25 years | $135,507 |
| Running costs over the remaining lease | $228,960 |
| Total over the lease | $802,292 |
| Monthly while repaying | $1,880 |
| 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 two sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $310,000 | $220,000–$450,000 | 732 sq ft | 424 | 29 |
| 4-room | $477,000 | $452,888–$548,000 | 990 sq ft | 482 | 4 |
| Executive | $972,500 | $950,000–$995,000 | 1,755 sq ft | 554 | 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 | $319,000 | 436 psf | 6 |
| 04 to 06 | $316,000 | 432 psf | 8 |
| 07 to 09 | $305,000 | 417 psf | 13 |
| 10 to 12 | $400,000 | 546 psf | 5 |
| 13 to 15 | $448,888 | 509 psf | 3 |
Year by year
| 2017 | $305,000 | 417 psf | three sales |
| 2018 | $260,000 | 355 psf | five sales |
| 2019 | $260,000 | 355 psf | one sale |
| 2020 | $254,000 | 347 psf | four sales |
| 2021 | $307,500 | 420 psf | six sales |
| 2022 | $384,444 | 447 psf | four sales |
| 2023 | $439,000 | 513 psf | four sales |
| 2024 | $435,500 | 543 psf | four sales |
| 2025 | $405,000 | 553 psf | three sales |
| 2026 | $450,000 | 510 psf | one sale |
35 transactions in all, from Feb 2017 to March 2026. The flat models recorded here are New Generation, Adjoined flat.