Blk 416 Ang Mo Kio Ave 10
Completed 1978 · 14 storeys · 188 flats · 52 years 09 months remaining · 28 resale transactions on record · median household income in Ang Mo Kio: $7,500/mo (lowest quartile island-wide)
14 storeys · completed 1978 · shops below
What the record shows
A 3-room here sold for $440,000 in Dec 2025. The same flat type in this block averaged $313,000 in 2020 — a gain of $127,000 — about $58 a day while the owner slept.
In this block, 3-room flats from floor 10 up have sold for a median of $430,444 — $48,444 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2018 — the line where CPF usage rules tighten for buyers. In Ang Mo Kio over the last two years, flats below that line sold at a median 39% below their younger neighbours' PSF (1,538 sales).
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Ang Mo Kio median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,850/mo | $1,600–$3,100 | $2,800/mo | — | 12 |
Price trend
median PSF by year · ━ this block · ╌ Ang Mo Kio · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 18 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 28
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | 3 ROOM | 01 to 03 | 74 | $440,000 | $552 | 52y 09m |
| Oct 2025 | 3 ROOM | 01 to 03 | 74 | $422,888 | $531 | 52y 11m |
| Sept 2025 | 3 ROOM | 13 to 15 | 74 | $468,888 | $589 | 52y 11m |
| Aug 2025 | 3 ROOM | 10 to 12 | 74 | $440,000 | $552 | 53y 01m |
| Apr 2025 | 3 ROOM | 01 to 03 | 74 | $425,000 | $534 | 53y 06m |
| Jan 2025 | 3 ROOM | 10 to 12 | 74 | $438,888 | $551 | 53y 09m |
| Aug 2024 | 3 ROOM | 07 to 09 | 74 | $439,000 | $551 | 54y 01m |
| Jul 2024 | 4 ROOM | 04 to 06 | 99 | $528,000 | $495 | 54y 02m |
| Mar 2024 | 3 ROOM | 10 to 12 | 74 | $422,000 | $530 | 54y 05m |
| Feb 2024 | 3 ROOM | 13 to 15 | 74 | $415,000 | $521 | 54y 06m |
| Sept 2023 | 3 ROOM | 04 to 06 | 74 | $382,000 | $480 | 54y 11m |
| Sept 2023 | 4 ROOM | 10 to 12 | 99 | $518,888 | $487 | 54y 11m |
| May 2023 | 3 ROOM | 04 to 06 | 74 | $367,000 | $461 | 55y 04m |
| Apr 2023 | 3 ROOM | 07 to 09 | 74 | $395,000 | $496 | 55y 05m |
| Mar 2023 | 3 ROOM | 10 to 12 | 74 | $410,000 | $515 | 55y 05m |
| Oct 2022 | 4 ROOM | 04 to 06 | 99 | $435,000 | $408 | 55y 11m |
| Apr 2022 | 3 ROOM | 04 to 06 | 74 | $358,000 | $449 | 56y 04m |
| Jan 2022 | 3 ROOM | 01 to 03 | 74 | $330,000 | $414 | 56y 07m |
| May 2021 | 3 ROOM | 07 to 09 | 74 | $332,000 | $417 | 57y 04m |
| Jul 2020 | 3 ROOM | 07 to 09 | 74 | $270,000 | $339 | 58y 01m |
| Jul 2020 | 3 ROOM | 01 to 03 | 74 | $275,000 | $345 | 58y 01m |
| Sept 2019 | 3 ROOM | 10 to 12 | 89 | $338,000 | $353 | 58y 11m |
| May 2019 | 3 ROOM | 13 to 15 | 74 | $300,000 | $377 | 59y 03m |
| May 2018 | 3 ROOM | 07 to 09 | 89 | $395,000 | $412 | 60y 03m |
| Dec 2017 | 4 ROOM | 10 to 12 | 99 | $482,000 | $452 | 60y 08m |
| Dec 2017 | 3 ROOM | 13 to 15 | 74 | $315,000 | $395 | 60y 08m |
| Jul 2017 | 3 ROOM | 04 to 06 | 74 | $325,000 | $408 | 61y 01m |
| Apr 2017 | 3 ROOM | 04 to 06 | 74 | $315,000 | $395 | 61y 04m |
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Condos nearby
The private premium, measured: the nearest condo trades at 3.7×this block’s PSF.
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