Blk 534 Ang Mo Kio Ave 10
Completed 1979 · 12 storeys · 218 flats · 53 years 04 months remaining · 35 resale transactions on record · median household income in Ang Mo Kio: $7,500/mo (lowest quartile island-wide)
12 storeys · completed 1979
What the record shows
A 3-room here sold for $428,000 in Oct 2025. The same flat type in this block averaged $329,543 in 2021 - a gain of $98,457 - about $54 a day while the owner slept.
In this block, 3-room flats from floor 8 up have sold for a median of $393,888 - $18,888 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2019 - 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 (1,549 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,725/mo | $2,500–$3,000 | $2,800/mo | - | 10 |
| 4-ROOM | $3,350/mo | $3,350–$3,350 | $3,400/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 · 20 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | 3 ROOM | 07 to 09 | 68 | $428,000 | $585 | 53y 04m |
| Mar 2025 | 3 ROOM | 04 to 06 | 68 | $428,000 | $585 | 54y |
| Mar 2025 | 3 ROOM | 07 to 09 | 68 | $438,000 | $598 | 54y |
| Feb 2025 | 3 ROOM | 07 to 09 | 68 | $460,000 | $628 | 54y 01m |
| Jan 2025 | 3 ROOM | 04 to 06 | 68 | $440,000 | $601 | 54y 01m |
| Jan 2025 | 3 ROOM | 07 to 09 | 82 | $492,000 | $557 | 54y 02m |
| Nov 2024 | 3 ROOM | 04 to 06 | 68 | $418,000 | $571 | 54y 04m |
| Oct 2024 | 3 ROOM | 01 to 03 | 68 | $375,000 | $512 | 54y 05m |
| Jun 2024 | 3 ROOM | 10 to 12 | 68 | $393,888 | $538 | 54y 09m |
| Jan 2024 | 4 ROOM | 01 to 03 | 93 | $462,000 | $462 | 55y 02m |
| Oct 2023 | 3 ROOM | 01 to 03 | 68 | $345,000 | $471 | 55y 05m |
| Aug 2023 | 3 ROOM | 10 to 12 | 82 | $462,000 | $523 | 55y 08m |
| Mar 2023 | 3 ROOM | 04 to 06 | 68 | $360,000 | $492 | 56y |
| Mar 2023 | 4 ROOM | 04 to 06 | 93 | $475,000 | $475 | 55y 11m |
| Apr 2022 | 3 ROOM | 01 to 03 | 82 | $375,000 | $425 | 56y 11m |
| Feb 2022 | 3 ROOM | 04 to 06 | 68 | $335,888 | $459 | 57y 01m |
| Jan 2022 | 3 ROOM | 07 to 09 | 82 | $420,000 | $476 | 57y 02m |
| Dec 2021 | 3 ROOM | 10 to 12 | 68 | $325,000 | $444 | 57y 03m |
| Sept 2021 | 3 ROOM | 07 to 09 | 68 | $320,000 | $437 | 57y 05m |
| Jul 2021 | 3 ROOM | 01 to 03 | 68 | $315,000 | $430 | 57y 07m |
| May 2021 | 3 ROOM | 07 to 09 | 68 | $315,000 | $430 | 57y 09m |
| Feb 2021 | 3 ROOM | 04 to 06 | 68 | $295,000 | $403 | 58y 02m |
| Jan 2021 | 3 ROOM | 04 to 06 | 68 | $265,000 | $362 | 58y 02m |
| Jun 2020 | 4 ROOM | 04 to 06 | 93 | $404,000 | $404 | 58y 09m |
| May 2020 | 3 ROOM | 04 to 06 | 68 | $260,000 | $355 | 58y 11m |
| Mar 2020 | 3 ROOM | 04 to 06 | 68 | $250,000 | $342 | 58y 11m |
| Aug 2019 | 3 ROOM | 07 to 09 | 82 | $270,000 | $306 | 59y 06m |
| May 2019 | 3 ROOM | 10 to 12 | 68 | $276,000 | $377 | 59y 09m |
| Dec 2018 | 3 ROOM | 07 to 09 | 68 | $255,000 | $348 | 60y 03m |
| Dec 2018 | 3 ROOM | 01 to 03 | 68 | $235,000 | $321 | 60y 02m |
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.
3-room median $7k above this block · 9 vs 8 sales
built 1979 · same generation
3-room median $10k below this block · 6 vs 8 sales
built 1979 · same generation
3-room median within $5k of this block
3-room median $13k below this block · 7 vs 8 sales
Condos nearby
The private premium, measured: the nearest condo trades at 3.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.