Blk 260B Ang Mo Kio St 21
Completed 2016 · 26 storeys · 150 flats · 91 years remaining · 61 resale transactions on record · median household income in Ang Mo Kio: $7,500/mo (lowest quartile island-wide)
26 storeys · completed 2016
What the record shows
A 4-room here sold for $995,000 in Jul 2026. The same flat type in this block averaged $824,856 in 2022 - a gain of $170,144 - about $117 a day while the owner slept.
In this block, 4-room flats from floor 18 up have sold for a median of $950,000 - $156,000 more than floors 8 and below, same flat type, same block.
This block crosses 60 years remaining in 2057 - the line where CPF usage rules begin tightening 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 (1,549 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,600/mo | $3,600–$3,600 | $3,400/mo | - | 1 |
| 5-ROOM | $4,400/mo | $4,400–$4,400 | $3,800/mo | - | 1 |
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 · 61 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 10 to 12 | 93 | $995,000 | $994 | 91y |
| Jul 2026 | 4 ROOM | 16 to 18 | 93 | $1,030,000 | $1,029 | 91y |
| Jun 2026 | 4 ROOM | 13 to 15 | 93 | $990,888 | $990 | 91y 01m |
| Jun 2026 | 5 ROOM | 04 to 06 | 113 | $1,175,000 | $966 | 91y 01m |
| May 2026 | 5 ROOM | 25 to 27 | 113 | $1,300,000 | $1,069 | 91y 02m |
| Jan 2026 | 4 ROOM | 10 to 12 | 93 | $978,000 | $977 | 91y 06m |
| Sept 2025 | 4 ROOM | 22 to 24 | 92 | $1,075,000 | $1,086 | 91y 11m |
| Aug 2025 | 4 ROOM | 13 to 15 | 93 | $999,999 | $999 | 91y 10m |
| Jul 2025 | 5 ROOM | 07 to 09 | 113 | $1,190,000 | $978 | 91y 11m |
| Jul 2025 | 4 ROOM | 16 to 18 | 93 | $965,000 | $964 | 92y |
| Jun 2025 | 4 ROOM | 01 to 03 | 93 | $820,000 | $819 | 92y 01m |
| May 2025 | 4 ROOM | 07 to 09 | 93 | $943,888 | $943 | 92y 02m |
| Mar 2025 | 4 ROOM | 25 to 27 | 93 | $1,078,888 | $1,078 | 92y 05m |
| Feb 2025 | 4 ROOM | 04 to 06 | 93 | $808,000 | $807 | 92y 05m |
| Dec 2024 | 4 ROOM | 22 to 24 | 93 | $1,068,000 | $1,067 | 92y 07m |
| Aug 2024 | 4 ROOM | 04 to 06 | 93 | $830,000 | $829 | 92y 11m |
| Jul 2024 | 4 ROOM | 16 to 18 | 92 | $920,000 | $929 | 93y |
| Jul 2024 | 4 ROOM | 10 to 12 | 93 | $930,000 | $929 | 93y |
| Jun 2024 | 5 ROOM | 10 to 12 | 113 | $1,160,000 | $954 | 93y 01m |
| Apr 2024 | 4 ROOM | 25 to 27 | 93 | $973,000 | $972 | 93y 03m |
| Apr 2024 | 4 ROOM | 04 to 06 | 92 | $780,000 | $788 | 93y 03m |
| Apr 2024 | 4 ROOM | 01 to 03 | 93 | $765,000 | $764 | 93y 03m |
| Feb 2024 | 4 ROOM | 22 to 24 | 93 | $966,666 | $966 | 93y 05m |
| Jan 2024 | 5 ROOM | 07 to 09 | 113 | $1,080,000 | $888 | 93y 07m |
| Jan 2024 | 5 ROOM | 25 to 27 | 113 | $1,145,000 | $941 | 93y 07m |
| Jan 2024 | 4 ROOM | 13 to 15 | 93 | $957,000 | $956 | 93y 06m |
| Dec 2023 | 5 ROOM | 25 to 27 | 113 | $1,148,000 | $944 | 93y 07m |
| Dec 2023 | 4 ROOM | 07 to 09 | 93 | $860,000 | $859 | 93y 07m |
| Oct 2023 | 4 ROOM | 19 to 21 | 93 | $950,000 | $949 | 93y 09m |
| Oct 2023 | 4 ROOM | 10 to 12 | 92 | $915,000 | $924 | 93y 10m |
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
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $60k above this block · 9 vs 15 sales
built 2025 · 9 more lease years than this block
built 1994 · 22 fewer lease years than this block
5-room median $213k below this block · 8 vs 3 sales
built 2025 · 9 more lease years than this block
built 1976 · 41 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.