Prices · Ang Mo Kio · 2-room
Ang Mo Kio 2-room HDB resale prices
A 2-room flat in Ang Mo Kio sold for a median of $325,000 over the 12 months to Oct 2026 — $686 psf on a median of 474 sq ft — across 27 sales in nine blocks. Half of those sales fell between $296,000 and $353,000.
What 2-room flats in Ang Mo Kio actually sold for
One sale in ten went below $285,000 and one in ten above $360,000. The cheapest of the 27 was $277,000 and the dearest $518,000 — a spread of 1.9 times inside one flat type in one town, which is most of what a median hides. The lease is the usual reason: these flats have between 50 years and 94 years left.
| Cheapest sale | $277,000 |
| One in ten below | $285,000 |
| One in four below | $296,000 |
| Median | $325,000 |
| One in four above | $353,000 |
| One in ten above | $360,000 |
| Dearest sale | $518,000 |
Every block in Ang Mo Kio where a 2-room sold
nine blocks, dearest per square foot first. Only 2-room sales count towards these medians, and some of these blocks sold just once in the year — the sales column says which, and a single sale is an anecdote rather than a rate.
Show the figures
| Block | Median price | Per sq ft | Size | Lease left | Sales |
|---|---|---|---|---|---|
| Blk 227A Ang Mo Kio Street 23 | $518,000 | $1024 | 506 sq ft | 94 | 1 |
| Blk 510 Ang Mo Kio Avenue 8 | $357,500 | $755 | 474 sq ft | 53 | 2 |
| Blk 170 Ang Mo Kio Avenue 4 | $360,000 | $743 | 484 sq ft | 59 | 5 |
| Blk 172 Ang Mo Kio Avenue 4 | $346,000 | $714 | 484 sq ft | 59 | 3 |
| Blk 508 Ang Mo Kio Avenue 8 | $330,000 | $697 | 474 sq ft | 53 | 1 |
| Blk 323 Ang Mo Kio Avenue 3 | $310,000 | $633 | 474 sq ft | 50 | 5 |
| Blk 314 Ang Mo Kio Avenue 3 | $296,500 | $626 | 474 sq ft | 51 | 6 |
| Blk 116 Ang Mo Kio Avenue 4 | $294,000 | $621 | 474 sq ft | 51 | 2 |
| Blk 406 Ang Mo Kio Avenue 10 | $286,500 | $605 | 474 sq ft | 52 | 2 |
- Blk 227A Ang Mo Kio Street 23 · $1,024 psf · $518,000
- Blk 510 Ang Mo Kio Avenue 8 · $755 psf · $357,500
- Blk 170 Ang Mo Kio Avenue 4 · $743 psf · $360,000
- Blk 172 Ang Mo Kio Avenue 4 · $714 psf · $346,000
- Blk 508 Ang Mo Kio Avenue 8 · $697 psf · $330,000
- Blk 323 Ang Mo Kio Avenue 3 · $633 psf · $310,000
- Blk 314 Ang Mo Kio Avenue 3 · $626 psf · $296,500
- Blk 116 Ang Mo Kio Avenue 4 · $621 psf · $294,000
- Blk 406 Ang Mo Kio Avenue 10 · $605 psf · $286,500
Why the cheap end of that list is cheap
Before reading the ranking as a map of which blocks are better value, note what else differs along it. The five cheapest blocks for a 2-room here have a median of 51 years of lease left; the five dearest have 59 years. That is the larger part of the gap, and it is not a discount — it is a shorter thing being sold.
2-room flats across Singapore, by town
The same flat type in every town that cleared 20 sales, dearest per square foot first. This is the comparison that holds: a town-against-town ranking of all sales pooled would partly be ranking each town’s flat-type mix, since 2-room flats were 3 per cent of what sold in Ang Mo Kio.
| Town | Median price | Per sq ft | Median size | Lease left | Sales |
|---|---|---|---|---|---|
| Punggol | $396,400 | $813 psf | 506 sq ft | 91 | 132 |
| Sembawang | $378,000 | $790 psf | 506 sq ft | 92 | 99 |
| Sengkang | $388,000 | $783 psf | 506 sq ft | 93 | 75 |
| Bukit Batok | $380,000 | $771 psf | 506 sq ft | 93 | 91 |
| Hougang | $385,250 | $771 psf | 506 sq ft | 92 | 42 |
| Woodlands | $379,000 | $751 psf | 506 sq ft | 91 | 36 |
| Yishun | $363,000 | $721 psf | 506 sq ft | 91 | 57 |
| Jurong West | $360,000 | $718 psf | 506 sq ft | 90 | 29 |
| Ang Mo Kio | $325,000 | $686 psf | 474 sq ft | 52 | 27 |
| Bedok | $325,000 | $676 psf | 484 sq ft | 59 | 22 |
| Queenstown | $300,000 | $648 psf | 506 sq ft | 50 | 23 |
| Toa Payoh | $280,000 | $626 psf | 457 sq ft | 41 | 24 |
| Geylang | $288,000 | $619 psf | 484 sq ft | 44 | 23 |
| Bukit Merah | $290,000 | $618 psf | 484 sq ft | 44 | 40 |
Ang Mo Kio is the ninth dearest of 14 towns for a 2-room flat on this measure. The dearest is Punggol at $813 psf, the cheapest Bukit Merah at $618 psf.
2-room flats in Ang Mo Kio, year by year
Every 2-room sale here since 2017 — 188 in all. The right-hand column counts the blocks that sold, because a change in the median between two years is partly a change in which blocks traded.
| Year | Median price | Per sq ft | Sales | Blocks that sold |
|---|---|---|---|---|
| 2017 | $233,000 | $490 psf | 23 | 8 |
| 2018 | $210,000 | $443 psf | 14 | 6 |
| 2019 | $192,500 | $402 psf | 16 | 9 |
| 2020 | $204,000 | $426 psf | 16 | 7 |
| 2021 | $230,000 | $485 psf | 11 | 6 |
| 2022 | $278,000 | $570 psf | 23 | 8 |
| 2023 | $290,000 | $610 psf | 24 | 8 |
| 2024 | $304,500 | $637 psf | 22 | 8 |
| 2025 | $335,500 | $704 psf | 17 | 8 |
| 2026 | $319,000 | $661 psf | 22 | 8 |
Other flat types in Ang Mo Kio
Per square foot is the only column that compares across these, and even it reads low for the big flats: a larger flat costs more and less per square foot at the same time.
| Flat type | Median price | Per sq ft | Median size | Sales | Share of town |
|---|---|---|---|---|---|
| 3-room | $430,888 | $560 psf | 732 sq ft | 458 | 48% |
| 4-room | $615,000 | $601 psf | 1,001 sq ft | 307 | 32% |
| 5-room | $991,500 | $789 psf | 1,270 sq ft | 150 | 16% |
Questions
- How much does a 2-room resale flat in Ang Mo Kio cost?
- The median was $325,000 over the 12 months to Oct 2026, across 27 sales in nine blocks. Half of those sales fell between $296,000 and $353,000, and the full range ran from $277,000 to $518,000.
- What is the price per square foot of a 2-room flat in Ang Mo Kio?
- $686 psf, on a median floor area of 474 sq ft. Per square foot is the measure that compares across flat types, and the headline price is not: a larger flat costs more in total and less per square foot at the same time.
- How many 2-room flats sold in Ang Mo Kio in the past year?
- 27 sales in the 12 months to Oct 2026, across nine blocks, and 188 since 2017. 2-room flats were 3 per cent of everything that resold in Ang Mo Kio over those 12 months.
- Which block in Ang Mo Kio has the cheapest 2-room flats?
- On a per-square-foot median, Blk 406 Ang Mo Kio Avenue 10 at $605 psf from two sales, against $1,024 psf at Blk 227A Ang Mo Kio Street 23. Most of that gap is lease rather than discount: the five cheapest blocks have a median of 51 years left and the five dearest 59 years.
- Is Ang Mo Kio expensive for a 2-room flat?
- Ang Mo Kio is the ninth dearest of 14 towns for a 2-room flat, per square foot. The dearest is Punggol at $813 psf and the cheapest Bukit Merah at $618 psf. The comparison holds the flat type still, because a ranking of towns on all sales pooled would partly be ranking their flat-type mix.
- How much lease is left on 2-room flats in Ang Mo Kio?
- Between 50 years and 94 years on the flats that sold, with a median of 52 years. An HDB flat is a 99-year lease, so the remaining lease is most of what separates a cheap block here from a dear one.
How this was worked out
Every figure on this page comes from the Housing Board’s resale transaction register on data.gov.sg, retrieved Oct 2026 — 188 sales of 2-room flats in Ang Mo Kio since 2017, of which 27 sales fell in the 12 months to Oct 2026. These are completed transactions, not listings or asking prices. Medians are medians and never means, a flat type is published for a town only once it clears 20 sales in the year, and no price here is adjusted for inflation.