A brief history of 5-room BTO flat prices in Ang Mo Kio and their resale values

Terence Ang

Updated 10 April 2023 at 2:55 pm·8-min read

With HDB’s August 2022 BTO exercise in full swing, you may be looking at its 5-room offerings, such as the ones in Ang Mo Kio, Choa Chu Kang and Tampines.

Among them, the indicated price range for Ang Mo Kio’s 5-room BTO flats stands out.

Rightly so, because at a jaw-dropping S$720k-S$877k, Ang Mo Kio Central Weave’s 5-room BTO flats are one of the more expensive units in this exercise.

Not only is it at the highest range band for BTO 5-room flats, it also has one of the widest spreads (S$157k) we’ve seen so far – at least when we compare it with all other 5-room BTO flats offered over the past 2 years (7 exercises):

BTO Exercise	Neighbourhood	Estate Type	Project	Number of 5-room units	Lowest indicated price in SGD (excl. grants)	Highest indicated price in SGD (excl. grants)	Range spread
August 2022	Ang Mo Kio	Mature	Central Weave @ AMK	333	720000	877000	157000
August 2022	Choa Chu Kang	Non-mature	Keat Hong Grange	323	390000	508000	118000
August 2022	Tampines	Mature	Sun Plaza Spring	117	520000	590000	70000
May 2022	Yishun	Non-mature	Yishun Beacon	166	485000	595000	110000
May 2022	Jurong West	Non-mature	Lakeside View	214	412000	526000	114000
February 2022	Tengah	Non-mature	Parc Flora	181	428000	525000	97000
February 2022	Tengah	Non-mature	Plantation Creek	336	420000	506000	86000
February 2022	Yishun	Non-mature	Grove Spring	336	385000	485000	100000
February 2022	Yishun	Non-mature	Yishun Boardwalk	277	410000	490000	80000
November 2021	Hougang	Non-mature	Hougang Olive	184	416000	488000	72000
November 2021	Hougang	Non-mature	Tanjong Tree Residences	128	419000	495000	76000
November 2021	Tengah	Non-mature	Parc Clover	345	428000	500000	72000
November 2021	Tengah	Non-mature	Parc Glen	308	436000	519000	83000
August 2021	Hougang	Non-mature	Hougang Citrine	102	392000	482000	90000
August 2021	Tampines	Mature	Tampines GreenJade	244	475000	564000	89000
August 2021	Tampines	Mature	Tampines GreenQuartz	637	485000	597000	112000
May 2021	Tengah	Non-mature	Garden Bloom	251	404000	495000	91000
May 2021	Woodlands	Non-mature	Woodgrove Ascent	359	372000	491000	119000
February 2021	Bukit Batok	Non-mature	West Hill	331	384000	460000	76000
February 2021	Toa Payoh/ Bidadari	Mature	ParkEdge	196	612000	617000	5000
February 2021	Toa Payoh/ Woodleigh	Mature	Alkaff Breeze	127	611000	728000	117000

This may give many potential BTO homeowners pause (or reconsideration) – is this too expensive, will it appreciate at all, or perhaps you’re more the “it’s not really all about the pricing isn’t it?” type.

Past 5-room HDB BTO prices in Ang Mo Kio

If we look at past BTO projects in Ang Mo Kio – such as Kebun Baru Court (2013 launch) and Teck Ghee Parkview (2012 launch) – their price ranges and spreads have consistently been on the higher side:

BTO Exercise	Neighbourhood	Estate Type	Project	Number of 5-room units	Lowest indicated price in SGD (excl. grants)	Highest indicated price in SGD (excl. grants)	Range spread
January 2013	Ang Mo Kio	Mature	Kebun Baru Court	103	482000	575000	93000
January 2013	Yishun	Non-mature	Oleander Breeze	180	331000	388000	57000
January 2013	Choa Chu Kang	Non-mature	Keat Hong Colours	348	298000	376000	78000
January 2013	Hougang	Non-mature	Hougang ParkEdge	238	334000	427000	93000

BTO Exercise	Neighbourhood	Estate Type	Project	Number of 5-room units	Lowest indicated price in SGD (excl. grants)	Highest indicated price in SGD (excl. grants)	Range spread
September 2012	Ang Mo Kio	Mature	Teck Ghee Parkview	190	498000	598000	100000
September 2012	Woodlands	Non-mature	TreeTrail @ Woodlands	234	308000	381000	73000
September 2012	Choa Chu Kang	Non-mature	Keat Hong Quad	190	313000	381000	68000
September 2012	Tampines	Mature	GreenLace	165	384000	441000	57000

What’s notable however, is that this time around, 333 units are made available, instead of the 103 and 190 units in the past.

Furthermore, today’s indicated price ranges are 47-69% higher compared to Kebun Baru Court and Teck Ghee Parkview. In other non-mature estates, the increases across similar estates are usually between 25-35%.

Granted, every BTO project is unique, even if they’re within the same neighbourhood. Their indicated price ranges are dependent on factors like proximity to amenities, an interchange or MRT station, the number of storeys within the block, potential unblocked views and so on.

We should also consider that due to our post-pandemic environment, some costs would have gone up, ranging from construction material to worker salaries.

5-room HDB resale prices in Ang Mo Kio

Based on resale transactions over the past 10 years, 5-room HDB resale transactions in Ang Mo Kio have seen a 19.31% increase in average prices. This is higher than the Singapore average, which rose 16.58%.

Around the Ang Mo Kio Central Weave site, bounded by Ang Mo Kio Avenues 3, 5, 6 and 10, the average 5-room resale price has gone up by about 18.01% – so not too far from the neighbourhood average.

Today, 5-room resale flats in Ang Mo Kio are priced around S$750k-S$800k on average, so not absurdly far from the indicated price range for Central Weave.

What’s the Appreciation Value?

Of course, we’ve been getting questions from our readers – what would be the potential appreciation for 5-room flats at Central Weave?

Just by looking at where the million-dollar 5-room HDB resale flats are, you’ll get a rough idea:

AMK HDB 5-room million dollar resale flats

Based on the map above, 7 were from Kebun Baru Court (TOP 2018), 2 from Teck Ghee Vista (TOP 1977), 9 from Park Central (TOP 2011) and 5 from Teck Ghee Parkview (TOP 2018).

If we focus on the more recent BTO projects, namely Kebun Baru Court and Teck Ghee Parkview, there have been a total of 32 resale transactions of 5-room HDB flats since the completion of their MOPs.

For these homeowners who sold (including the 12 who sold above a million), consider this: they paid around S$500k-S$600k 9-10 years ago, and then sold them for S$800k-S$1m+ about 5 years after moving in.

So if you’re still baulking at the S$720k-S$877k indicated price range, at least now you know some of the factors behind why it’s priced on a higher band with such a wide spread.

Furthermore, with Singapore’s Prime Minister Lee Hsien Loong recently announcing plans to upgrade Ang Mo Kio town centre and its surrounding estates (including older ones like Teck Ghee), we can’t say that we’re all that surprised.

If you want to know exactly what amenities are around Central Weave, we’ve got you covered here (there’s even a video tour).

All right, you can lift your jaw back up from the floor now…

–

5-room HDB resale flats in Ang Mo Kio

See all listings

729 Ang Mo Kio Avenue 6

Singapore 560729 · D20

1,281 sqft

$828,000

455B Ang Mo Kio Street 44

Singapore 562455 · D20

1,216 sqft

$1,195,000

437 Ang Mo Kio Avenue 10

Singapore 560437 · D20

1,292 sqft

$660,000

729 Ang Mo Kio Avenue 6

Singapore 560729 · D20

1,282 sqft

$750,000

588C Ang Mo Kio Street 52

Singapore 563588 · D20

1,205 sqft

$980,000

260A Ang Mo Kio Street 21

Singapore 561260 · D20

1,216 sqft

$1,300,000

729 Ang Mo Kio Avenue 6

Singapore 560729 · D20

1,281 sqft

$750,000

312 Ang Mo Kio Avenue 3

Singapore 560312 · D20

1,324 sqft

$780,000

700C Ang Mo Kio Avenue 6

Singapore 563700 · D20

1,195 sqft

$1,050,000

622 Ang Mo Kio Avenue 9

Singapore 560622 · D20

1,301 sqft

$720,000

545 Ang Mo Kio Avenue 10

Singapore 560545 · D20

1,270 sqft

$730,000

588C Ang Mo Kio Street 52

Singapore 563588 · D20

1,205 sqft

$980,000

437 Ang Mo Kio Avenue 10

Singapore 560437 · D20

1,270 sqft

$630,000

504 Ang Mo Kio Avenue 8

Singapore 560504 · D20

1,463 sqft

$850,000

176 Ang Mo Kio Avenue 4

Singapore 560176 · D20

bedroom

bathroom

1,280 sqft

$750,000

–

Are you applying for this August 2022 BTO? Let us know in the comments section below.

If you found this article helpful, check out our overview of the August 2022 HDB BTO projects and in-depth reviews:

Ang Mo Kio August 2022 BTO

The post A brief history of 5-room BTO flat prices in Ang Mo Kio and their resale values appeared first on .

The Independent
I was at the Trump-Biden presidential debate and it became very clear what had gone wrong
When the debate ended, the Biden surrogates were nowhere to be found — until they emerged, grim-faced, as a group, and the rumors began. Andrew Feinberg reports on what happened behind the scenes at the first presidential debate in Atlanta, Georgia — and why the president’s performance went so badly
Evening Standard
Police investigate video 'showing female prison officer having sex with inmate in Wandsworth Prison cell'
The Ministry of Justice called in police after the video was released online
Associated Press
An Indian military tank sinks while crossing a river in a region bordering China, killing 5 soldiers
Five Indian soldiers were killed when a military tank they were travelling in sank while crossing a river in the remote region of Ladakh that borders China, officials said Saturday. The tank sank early Saturday due to sudden increase in the water levels of Shyok River during a military training activity, according to an Indian army command center statement. It said the accident took place in Saser Brangsa near the Line of Actual Control that divides India and China in the Ladakh region.
The Guardian
Who could replace Joe Biden? Here are six possibilities
With Biden not yet officially endorsed as Democratic presidential candidate, it is in theory open to the party to choose another candidate
Twentytwo13
Malaysians on tenterhooks after Johor Regent takes on Selangor Sultan in public domain
The football drama in Malaysia has reached fever-pitch, with the spotlight now on the Johor and Selangor palaces. The post Malaysians on tenterhooks after Johor Regent takes on Selangor Sultan in public domain appeared first on Twentytwo13.
The Independent
‘Panic mode’ Democrats begin calling for Biden to step aside after ‘horrible’ debate performance against Trump
‘Need to have Harris take over. Cleanest option,’ one Democrat strategist told The Independent
The Telegraph
‘This wasn’t a debate, it was a medical emergency’: Our writers give their verdicts
Follow the latest reaction in our live blog
People
Griff Is Giving Away the Dress She Wore to Open for Taylor Swift: ‘Wanted to Pass It Down’
The singer revealed she is giving away her "But Daddy I Love Him"-inspired dress she wore when she opened at the Eras Tour on June 22
The Telegraph
‘Trillion dollar trainwreck’: US super stealth fighter is eating the next generation
All of a sudden, the US Air Force is considering cancelling a multibillion-dollar effort to develop a new stealth fighter. Citing the high cost of the so-called “Next-Generation Air Dominance” programme and the competing demands of other projects, USAF leaders have warned they may have no choice but to cancel NGAD – and find other ways of winning control of the air in future wars.
CNN
China expels two former defense ministers from Communist Party as military purge deepens
China on Thursday expelled its former Defense Minister Li Shangfu from the ruling Communist Party over corruption allegations, state broadcaster CCTV reported, eight months after he was dramatically removed from the post.
SETHLUI.COM
Owners of private diner with 2 years waitlist open curry mee stall at Havelock Food Centre
The post Owners of private diner with 2 years waitlist open curry mee stall at Havelock Food Centre appeared first on SETHLUI.com.
INSIDER
A grinding Russian assault appears telling about Putin's plan to defeat Ukraine
ISW's conflict experts warned that the West must "challenge Putin's belief that he can gradually subsume Ukraine."
BBC
China honours woman who died saving Japanese family
Hu Youping, a bus attendant, tried to restrain an assailant at a bus stop outside a Japanese school.
INSIDER
A US Marine Corps attack helicopter fired off a new 'fire and forget' missile for the first time in the Pacific, striking a moving vessel
The precision "fire and forget" AGM-179 Joint Air-to-Ground Munition was fired at a moving sea target in waters off Japan.
Evening Standard
Transfer news LIVE! First Arsenal signing; Chelsea in new Isak bid; Gordon to Liverpool twist; Man Utd latest
Stay up to date with the latest deals, updates, rumours and gossip during the summer window
BBC
Dying together: Why a happily married couple decided to stop living
Jan and Els sought medical intervention to end their lives after 50 happy years of marriage.
BuzzFeed
Flight Attendants Are Sharing The Most Entitled Passengers They've Ever Had To Deal With, And I'm Disgusted
"Every so often, we get the odd straggler who boards last and finds a vacant seat in first or business, thinking that we won't know that they are from coach."
BuzzFeed
"My Co-Workers Surrounded Me As He Was Escorted Out": 18 Times Employees Were Absolute Heroes And Got Revenge On Their Awful Bosses
"She told the owners, and he was gone the next day. A week later, his wife left him."
Reuters
Huawei's Harmony aims to end China's reliance on Windows, Android
Packed into a small room, a drone, bipedal robot, supermarket checkout and other devices showcase a vision of China's software future - one where an operating system developed by national champion Huawei has replaced Windows and Android. The collection is at the Harmony Ecosystem Innovation Centre in the southern city of Shenzhen, a local government-owned entity that encourages authorities, companies and hardware makers to develop software using OpenHarmony, an open-source version of the operating system Huawei launched five years ago after U.S. sanctions cut off support for Google's Android. While Huawei's recent strong-selling smartphone launches have been closely watched for signs of advances in China's chip supply chain, the company has also quietly built up expertise in sectors crucial to Beijing's vision of technology self-sufficiency from operating systems to in-vehicle software.
Cover Media
Bette Midler and Barbra Streisand lead celebrity reactions to Trump Biden debate
The divas, and others, took to their social media accounts to express their views after the first presidential debate between Donald Trump and Joe Biden ahead of this year's American federal election. Bette, 78, wrote on X/Twitter: "All my friends are taking their blood pressure medicine now, preparing for the debate. I wonder how many TV screens are going to be broken tonight?" As the televised debate took place, Bette called out 78-year-old Donald's remarks, writing: "My God, the way this f**ker lies. It's just astonishing.”

Straits Times Index

Nikkei

Hang Seng

FTSE 100

Bitcoin USD

CMC Crypto 200

S&P 500

Dow

Nasdaq

Gold

Crude Oil

10-Yr Bond

FTSE Bursa Malaysia

Jakarta Composite Index

PSE Index

Past 5-room HDB BTO prices in Ang Mo Kio

5-room HDB resale prices in Ang Mo Kio

What’s the Appreciation Value?

5-room HDB resale flats in Ang Mo Kio

Are you applying for this August 2022 BTO? Let us know in the comments section below.

Latest stories