Blk 535 Ang Mo Kio Ave 5

Block 535 Ang Mo Kio Avenue 5, Ang Mo Kio · S560535 · 201 resale transactions since 1990

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3-room

$482k

$546 psf · 2 sales

Typically 82 sqm

12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.

For sale now

$490,000

$679 psf · 67 sqm

Well above estimate

3-room · storey 06–10 of 12 · 52 years lease left

Our estimate $392k–$434k · asking 20% above

Demand27

Rarity0

Last 3-room sale here: $475k, storey 10–12, May 2026. Listed 157 days ago. $9k per year of lease left.

Details on HDB Flat Portal ↗

Listed on the HDB Flat Portal. Our estimate, demand and rarity readings are explained on the listings page.

Price history

Each dot is one sale; the line is the median per quarter.

What's a flat here worth?

What a higher floor adds · 3-room

Around here, each floor up adds about 0.5% to the price of a 3-room flat in the same block. Storeys 13–15 sell for 5% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–79–

04–06+4%124$583 psf

07–09+6%101–

10–12+7%96$551 psf

13–15+5%19–

3-room sales over the last 5 years in blocks within 500 m in Ang Mo Kio, this one included (419 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. The last column is this block's median $psf where it had 3 or more sales in the band. View and facing also play a part.

Lease timeline

Now (2026): 52 years left. CPF and an HDB loan can be used in full if the youngest buyer is 43 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
2029: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2039: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2049: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2059: 20 years left. No more HDB loans: they must end 20 years before the lease.
2079: the lease ends and the flat goes back to HDB.

From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →

Block facts

Lease: 99 years from 1980 · 52 years left (ends 2079)
Completed: 1979
Storeys: 12
Flats: 150 (124 × 3-room, 22 × 4-room, 2 × 5-room, 2 × Executive)
Postal code: Singapore 560535
Nearest station: Ang Mo Kio MRT · 630 m (about 10 min walk)
Nearest hawker centre: Ang Mo Kio Ave 10 Blk 527 (Cheng San Market and Cooked Food Centre) · 260 m

Primary schools nearby

Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.

Within 1 km

Jing Shan Primary School 280 m

1–2 km

Teck Ghee Primary School 1.0 km
Mayflower Primary School 1.1 km
Ang Mo Kio Primary School 1.6 km
Townsville Primary School 1.6 km
Anderson Primary School 1.7 km

Location

Nearby blocks · 3-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 533 Ang Mo Kio Ave 5	50 m	52y	$439k	$564	6
Blk 538 Ang Mo Kio Ave 5	110 m	52y	$443k	$557	13
Blk 536 Ang Mo Kio Ave 10	120 m	52y	$450k	$550	8
Blk 524 Ang Mo Kio Ave 5	130 m	52y	$428k	$584	4
Blk 534 Ang Mo Kio Ave 10	130 m	52y	$438k	$585	7
Blk 523 Ang Mo Kio Ave 5	180 m	52y	$460k	$628	5
Blk 532 Ang Mo Kio Ave 10	200 m	52y	$380k	$512	1
Blk 540 Ang Mo Kio Ave 10	270 m	53y	$425k	$555	5

3-room sales over the last 24 months within 1.2 km.

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
May 2026	3-room	10–12	82	New Generation	53y	$475,000	$538
Dec 2025	3-room	07–09	82	New Generation	53y	$488,888	$554
Sep 2025	3-room	10–12	67	New Generation	53y	$408,888	$567
Jun 2025	3-room	04–06	67	New Generation	54y	$400,000	$555
Feb 2025	3-room	10–12	67	New Generation	54y	$451,000	$625
Jan 2025	3-room	04–06	67	New Generation	54y	$433,000	$600
Aug 2024	3-room	07–09	67	New Generation	54y	$416,000	$577
Apr 2024	3-room	04–06	67	New Generation	55y	$385,000	$534
Dec 2022	3-room	10–12	67	New Generation	56y	$340,000	$471
Jul 2022	3-room	01–03	67	New Generation	57y	$317,000	$440
May 2022	3-room	10–12	82	New Generation	57y	$390,000	$442
Mar 2022	3-room	10–12	67	New Generation	57y	$280,000	$388
Feb 2022	3-room	04–06	67	New Generation	57y	$335,000	$465
Jan 2022	4-room	01–03	91	New Generation	57y	$400,000	$408
Oct 2021	3-room	10–12	67	New Generation	57y	$330,000	$458
May 2021	3-room	04–06	81	New Generation	58y	$350,000	$401
Oct 2020	4-room	01–03	91	New Generation	58y	$401,000	$409
Jul 2020	3-room	04–06	67	New Generation	59y	$255,000	$354
Jul 2020	3-room	01–03	67	New Generation	59y	$245,000	$340
Jan 2020	3-room	07–09	67	New Generation	59y	$318,000	$441
Jan 2020	3-room	07–09	67	New Generation	59y	$246,100	$341
Sep 2019	3-room	10–12	82	New Generation	59y	$352,000	$399
Sep 2019	3-room	10–12	67	New Generation	59y	$272,800	$378
Sep 2019	3-room	10–12	67	New Generation	59y	$238,000	$330
Sep 2018	3-room	07–09	82	New Generation	60y	$340,000	$385
Jun 2018	3-room	04–06	67	New Generation	61y	$242,000	$336
Mar 2018	3-room	10–12	67	New Generation	61y	$250,000	$347
Feb 2018	3-room	01–03	67	New Generation	61y	$265,000	$367
Aug 2017	3-room	01–03	67	New Generation	61y	$258,000	$358
May 2017	3-room	01–03	67	New Generation	62y	$280,000	$388
Apr 2017	3-room	04–06	67	New Generation	62y	$300,000	$416
Dec 2016	3-room	04–06	67	New Generation	62y	$305,000	$423
Dec 2015	4-room	07–09	91	New Generation	63y	$465,000	$475
Dec 2015	3-room	10–12	67	New Generation	63y	$303,888	$421
Dec 2015	3-room	04–06	67	New Generation	63y	$290,000	$402
Aug 2015	3-room	01–03	67	New Generation	63y	$306,000	$424
Jul 2015	3-room	07–09	67	New Generation	64y	$312,000	$433
May 2015	3-room	04–06	81	New Generation	64y	$380,000	$436
Apr 2015	3-room	10–12	67	New Generation	64y	$310,000	$430
Mar 2015	4-room	10–12	91	New Generation	64y	$485,000	$495
Feb 2015	3-room	10–12	67	New Generation	64y	$353,000	$489
Dec 2014	3-room	01–03	82	New Generation	64y	$353,000	$400
Aug 2014	3-room	07–09	67	New Generation	64y	$335,000	$465
Apr 2014	4-room	07–09	91	New Generation	65y	$465,088	$475
Apr 2014	3-room	04–06	67	New Generation	65y	$345,000	$478
Apr 2014	3-room	04–06	67	New Generation	65y	$345,000	$478
Mar 2014	3-room	07–09	67	New Generation	65y	$336,000	$466
Feb 2014	3-room	10–12	82	New Generation	65y	$397,000	$450
Jun 2013	3-room	10–12	67	New Generation	66y	$348,000	$483
Apr 2013	3-room	07–09	67	New Generation	66y	$340,000	$471
Jan 2013	3-room	01–03	67	New Generation	66y	$333,000	$462
Oct 2012	5-room	04–06	134	Adjoined Flat	66y	$735,000	$510
Sep 2012	4-room	10–12	91	New Generation	66y	$485,000	$495
Sep 2012	3-room	04–06	67	New Generation	66y	$347,000	$481
May 2012	3-room	06–10	81	New Generation	67y	$423,000	$485
Jul 2011	3-room	01–03	67	New Generation	68y	$297,000	$412
Feb 2011	3-room	10–12	67	New Generation	68y	$313,000	$434
Feb 2011	3-room	10–12	67	New Generation	68y	$310,000	$430
Nov 2010	4-room	01–03	91	New Generation	68y	$380,000	$388
Oct 2010	4-room	07–09	91	New Generation	68y	$430,000	$439
Oct 2010	3-room	04–06	67	New Generation	68y	$300,300	$416
Sep 2010	4-room	04–06	91	New Generation	68y	$400,000	$408
Jun 2010	4-room	01–03	91	New Generation	69y	$360,000	$368
Jun 2010	3-room	04–06	81	New Generation	69y	$345,000	$396
Jan 2010	3-room	10–12	67	New Generation	69y	$260,000	$361
Aug 2009	3-room	04–06	67	New Generation	69y	$235,000	$326
Jun 2009	3-room	04–06	67	New Generation	70y	$242,000	$336
Jun 2009	3-room	04–06	67	New Generation	70y	$227,000	$315
Sep 2008	4-room	07–09	91	New Generation	70y	$326,000	$333
Aug 2008	3-room	07–09	67	New Generation	70y	$220,000	$305
Jul 2008	3-room	01–03	67	New Generation	71y	$236,000	$327
Jun 2008	3-room	10–12	67	New Generation	71y	$230,000	$319
Mar 2008	3-room	04–06	81	New Generation	71y	$263,000	$302
Jan 2008	3-room	01–03	67	New Generation	71y	$198,000	$275
Aug 2007	4-room	01–03	91	New Generation	71y	$233,000	$238
Aug 2007	3-room	01–03	67	New Generation	71y	$156,000	$216
Mar 2007	3-room	04–06	67	New Generation	72y	$150,000	$208
Feb 2007	3-room	10–12	67	New Generation	72y	$180,000	$250
Jan 2007	4-room	04–06	91	New Generation	72y	$237,000	$242
Nov 2006	3-room	07–09	67	New Generation	72y	$175,000	$243
Aug 2006	4-room	07–09	91	New Generation	72y	$240,000	$245
Aug 2006	3-room	04–06	67	New Generation	72y	$172,000	$238
Jul 2006	3-room	07–09	67	New Generation	73y	$163,000	$226
Mar 2006	3-room	10–12	81	New Generation	73y	$215,000	$247
Dec 2005	3-room	01–03	82	New Generation	73y	$195,000	$221
Jun 2005	4-room	07–09	91	New Generation	74y	$231,000	$236
Mar 2005	4-room	07–09	91	New Generation	74y	$218,000	$223
Feb 2005	3-room	10–12	67	New Generation	74y	$185,000	$257
Oct 2004	3-room	01–03	67	New Generation	74y	$140,000	$194
Sep 2004	3-room	01–03	67	New Generation	74y	$145,000	$201
Aug 2004	3-room	10–12	67	New Generation	74y	$162,500	$225
Jun 2004	3-room	01–03	67	New Generation	75y	$162,000	$225
Apr 2004	3-room	04–06	67	New Generation	75y	$195,000	$270
Dec 2003	3-room	04–06	67	New Generation	75y	$188,000	$261
Nov 2003	3-room	10–12	82	New Generation	75y	$207,000	$235
Oct 2003	3-room	07–09	67	New Generation	75y	$159,000	$220
Jun 2003	3-room	07–09	82	New Generation	76y	$193,000	$219
May 2003	3-room	07–09	82	New Generation	76y	$213,000	$241
May 2003	3-room	10–12	82	New Generation	76y	$195,800	$222
Oct 2002	3-room	04–06	67	New Generation	76y	$146,000	$202