District 26 · Ang Mo Kio · OCR
Castle Green
Yio Chu Kang Road · Condominium · 99 yrs lease commencing from 1993
Current PSF
$1,419
-24.7% vs district median
Gross yield
3.0%
median rent $3,650/mo
3-year gain
13.6%
Transactions · 5y
132
18 in last 12 months
Nearest MRT
Yio Chu Kang Mrt Station · 561.348m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+143% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential47 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Anderson Primary School 182m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 871m
Food
Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market) · 546m
Green
Banyan Villas Pg · 349m - 11 parks within 1km
Mall
Djit Sun Mall · 1.6km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 241m
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,342 psf - 3% above units on floors 1–5 ($1,299 psf).
Price trend average PSF by year
2021
$954
2022
$1,057
+10.8%
2023
$1,226
+16%
2024
$1,291
+5.3%
2025
$1,364
+5.7%
2026
$1,393
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 3.0% | 162 |
| 3BR | $3,925/mo | $3.41 | 2.9% | 127 |
| 4BR | $4,500/mo | $3.10 | 2.6% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,160,000 | 1,410 | $1,532 | 11-15 |
| Apr 2026 | $1,660,000 | 1,152 | $1,441 | 01-05 |
| Apr 2026 | $1,560,000 | 1,216 | $1,283 | 01-05 |
| Apr 2026 | $1,300,000 | 947 | $1,372 | 01-05 |
| Mar 2026 | $2,150,000 | 1,410 | $1,525 | 11-15 |
| Mar 2026 | $1,600,000 | 1,152 | $1,389 | 06-10 |
| Mar 2026 | $1,370,000 | 947 | $1,446 | 01-05 |
| Feb 2026 | $1,302,000 | 947 | $1,375 | 01-05 |
| Feb 2026 | $1,250,888 | 947 | $1,321 | 01-05 |
| Jan 2026 | $1,260,000 | 947 | $1,330 | 06-10 |
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More in District 26
The HDB blocks next door
The entry point, measured: what the resale flats around Castle Green actually sell for - this project trades at 2.4× the nearest block’s PSF.