The first-timer’s guide to buying a house in Ang Mo Kio

ang mo kio singapore

There’s plenty of motivation to get out of bed (at any time of day): a walk amongst nature in the day, or a cheeky late night supper. It’s a lovely neighborhood to live in.

ang mo kio amk singapore guide

Thinking of making Ang Mo Kio your home? Know this about the neighborhood:


Property prices in Ang Mo Kio

Average resale HDB flat prices in Ang Mo Kio

cheap hdb flat for sale ang mo kio singapore - how much is resale hdb flat in ang mo kio

Compared to other neighborhoods, HDB flats (or any property, for that matter) in Ang Mo Kio aren’t the most affordable, but you’re paying for being close to the city, close to some of Singapore’s best nature reserves, close to just about everything. Could it just be Singapore’s best heartland?

BTO flats in Ang Mo Kio are super rare (although there’s finally a small launch coming up this year), so if you’re eyeing a flat in this estate specifically, we’d say getting a resale HDB flat is your best bet.

Upcoming BTO launches in Ang Mo Kio

bto ang mo kio august 2020 - affordable hdb flat singapore

This is the BTO launch we mentioned: there’ll be 390 4 and 5-room units in Ang Mo Kio in the upcoming August 2020 BTO launch. New HDB flats in this area are rare, and the number of flats are typically much smaller (as a comparison, non-mature towns in particular can launch over 2000 BTO units at a go).

This round of BTO flats will be located along Ang Mo Kio Street 21. Some distance away from Ang Mo Kio MRT Station, but it’s sat much nearer to the upcoming Mayflower and Bright Hill MRT Stations, which’ll begin serving the Thomson-East Coast Line (TEL) beginning this 2020. Accessibility: check!

Most affordable condos in Ang Mo Kio

the panorama ang mo kio condo - affordable condo in singapore

The Panorama: No prizes for guessing what the selling point of this condo is: sweeping, panoramic views of Lower Peirce Reservoir as well as Bishan-Ang Mo Kio Park. In the past year, the cheapest 1-bedder in this condo went for $675,000; for families, a 3-bedroom unit starts from just over $1.1m.

lattice one ang mo kio condo - affordable condo in singapore

Lattice One: 2-bedroom units start from $900+k, 3-bedroom units from $1.5+m, and 4-bedroom units from $1.8+m, slated to be completed in 2022.


Most affordable homes for rent in Ang Mo Kio

Or if you’re thinking of renting, expect to pay an average of $1,700 a month for a 3-room HDB flat or $2,100 for a 4-roomer. Prices are average compared to other neighborhoods, we’d say.

As for room rentals, HDB common rooms rent for an average of $600 a month, while master rooms rent for an average of $910.


Useful facts and figures

Public transport

It’s a 16-minute train journey (6 stops) from Ang Mo Kio MRT Station (NS9) to Orchard MRT Station (NS22), and a 25-minute journey (10 stops) to Raffles Place MRT Station (NS26).

Schools near you

With prestigious schools nearby for every level – Anderson Primary School, Catholic High School, CHIJ Saint Nicholas Girls’ School, and Raffles Junior College, to name a few – Ang Mo Kio is great as a long-term home for families with kids.

Check out the schools in this area using this handy school picker tool!


This neighborhood can probably lay claim to being Singapore’s bubble tea capital, thanks to Ang Mo Kio Hub. And it’s got plenty of other amenities like Fitness First and a huuuuge FairPrice Xtra.

It’s also supper central for all you night owls – think unique spots like Loklok 1991‘s offering Johor Bahru-inspired lok lok skewers (no more having to drive across the causeway!), or venture slightly further out to the famous Upper Thomson stretch with familiar names like Udders and Ming Fa Fishball Noodles.

loklok1991 ang mo kio food supper singapore


Why I live here

“To be honest, all the food here is good, so I don’t really have a go-to spot.” Jana Tan has lived in Ang Mo Kio for over 4 years, having bought her first resale HDB flat in 2015, and she says she’s still trying out all the different food options here. That’s how many there are. (She does swear by the extra strong kopi from at Happy Hawkers at Ang Mo Kio Avenue 10, though.)

Nature lovers, walk it out in Bishan-Ang Mo Kio Park. If you’re a furmum (or dad) like Jana, there are dog runs where your pets can run leash-free.

bishan ang mo kio park singapore

Jana also goes to dermalogica facial salon Pure Element. Its heartland location means it’s a lot more affordable than more centrally located beauty salons, but with all the same goodness to pamper your skin.


Living in Ang Mo Kio

We hope this guide to Ang Mo Kio has been useful. If you’re considering making this neighborhood your next home, browse affordable HDB flats in Ang Mo Kio on Carousell here!

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