District 20 · Ang Mo Kio · OCR
Far Horizon Gardens
Ang Mo Kio Avenue 9 · Condominium · 99 yrs lease commencing from 1982
Current PSF
$1,093
-44.3% vs district median
Gross yield
3.4%
median rent $3,800/mo
3-year gain
-5.6%
Transactions · 5y
28
7 in last 12 months
Nearest MRT
Lentor Mrt Station · 342.592m
TEL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+87% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential56 / 100
44 years old · composite of plot use, age, tenure, value gap & size
Lease decay55 years left
worth 77.3%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Anderson Primary School 268m · Phase 2C 1.4× balloted · Shg Student Care (Mayflower Primary School) 873m · Mayflower Primary School 880m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 665m
Food
Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market) · 293m - 2 hawker centres within 1km
Green
Yio Chu Kang Gardens Pg · 326m - 13 parks within 1km
Mall
Djit Sun Mall · 1.5km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 157m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$904
2022
$978
+8.2%
2023
$1,077
+10.1%
2024
$1,071
-0.6%
2025
$1,126
+5.1%
2026
$1,017
-9.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $2.96 | 3.2% | 110 |
| 3BR | $4,800/mo | $2.46 | 2.7% | 35 |
| 4BR | $6,500/mo | - | - | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,100,000 | 1,948 | $1,078 | 06-10 |
| Jan 2026 | $1,100,000 | 1,152 | $955 | 01-05 |
| Dec 2025 | $2,200,000 | 1,948 | $1,129 | 01-05 |
| Nov 2025 | $1,250,000 | 1,152 | $1,085 | 01-05 |
| Sept 2025 | $2,250,000 | 2,002 | $1,124 | 06-10 |
| Sept 2025 | $2,243,888 | 1,948 | $1,152 | 06-10 |
| Aug 2025 | $2,200,000 | 1,948 | $1,129 | 06-10 |
| Jun 2025 | $2,180,000 | 1,948 | $1,119 | 06-10 |
| May 2025 | $2,480,000 | 2,002 | $1,239 | 01-05 |
| Apr 2025 | $1,422,000 | 1,292 | $1,101 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Far Horizon Gardens actually sell for - this project trades at 2.0× the nearest block’s PSF.